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Year 5 disposal
78/ 100
Solid
10.20% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.77% return before costs — above-market
- 10.2% Rent by the room return before costs (net 5.56% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£83/mo
Barely breaks even each month
Price
£215K
No local sold comps to compare
Return · IRR
1.4%/yr
Modest annualised return
Cash to get in
£136K
Deposit + fees + refurb
Return before costs on price · Rent by the room 10.20%5-yr return on cash 8%Rent est. £1,393 (£1,375–£1,411)
How we define each return: On price — gross yield = annual rent ÷ purchase price. On cost — net yield ÷ total project cost (price + refurb + fees). On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
What-if calculator
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £1,375–£1,411/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £53,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£47,817–£89,258 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £161,250 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£83
after mortgage, operating costs & tax
Rent in£1,393/mo gross
£1,339/mo collected · £54/mo lost to voids
Where it goes
£840Mortgage£398Costs
£83/mo left as profit · 6% of rent kept
Mortgage£840
Costs£398
Management£139
Maintenance£50
Insurance£28
CapEx reserve£70
Voids + council tax£7
Ltd co. accounts£104
Tax£19
Profit+£83
Returns
Return before costs on price7.77%
Cash return on cash0.73%
Gross margin£942
Cash needed£135,981
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £16,716 | £4,771 | £10,078 | £0 | £355 | £1,511 | £1,511 |
| Year 2 | £17,217 | £4,915 | £10,078 | £0 | £423 | £1,802 | £3,313 |
| Year 3 | £17,734 | £5,062 | £10,078 | £0 | £493 | £2,101 | £5,414 |
| Year 4 | £18,266 | £5,214 | £10,078 | £0 | £565 | £2,409 | £7,823 |
| Year 5 | £18,814 | £5,370 | £10,078 | £0 | £639 | £2,727 | £10,550 |
Disposal gain (gross)-£61,563
CGT£0
Net Disposal proceeds£231,443
What we verified
What we verified
50065 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
HeritageNot stated on the listing
Area
Flood riskNo location
Crime riskNo location
SchoolsNo postcode
Investor
Tenant profileUnknown
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
3-bed · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history229d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£142,000 in 2004 → £215,000 asking
+51.4%in 22y
- 2004£142,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — +£83/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 7.77% | +£83 | £135,981 | 7.8% | Low | Feasible |
| Housing-benefit rent | 6.65% | -£137 | £135,981 | 0.0% | Med | Feasible |
| Council lease | 0.00% | -£1,022 | £135,981 | -45.6% | Low | Feasible |
| Refurb & refinance | 7.77% | +£83 | £172,233 | 6.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £318,508 | -18% | Med | Feasible |
| Rent by the room | 10.20% | -£880 | £127,932 | -34.4% | — | Feasible |
Ready to move on this deal?
Generates an offer pack with your numbers & sources — take it to the agent.
Pro analysis — outcome range, stress tests & portfolio impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£69/mo cash flow vs Rent it out if converted to Rent by the room
13.40% Return before costs on price converted vs 7.77% as-is
£215k → 5-bed HMO @ ~£587/room: £2,819 pcm gross, ~£1,615 pcm net (7.5% net on £260k all-in incl. ~£30k works); GDV ~£258k → refinance releases ~£33k (~£66k left in)
medium confidence
Unlocks ~£14,624/yr extra rent
3 → 5 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 6 habitable rooms (3 beds + 3 reception(s)) in 105 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (0 double, 1 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Bedford adopted standard (6.51/10.22 m²; Bedford BC HMO licensing pages; HMO Good Practice Guide (April 2018)); 1 room size(s) not printed on the plan — counted but unverified vs the standard; adds ~£1,219/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 5 bed HMO+2 singles
HMO licence
Sized to Bedford's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (3 lettable rooms)
3× Double @ £609/mo
≈ £1,828/mo gross room income
As-is Rent it out
Monthly profit+£71
Return before costs on price7.77%
Cash needed£65,648
If converted to Rent by the room
Monthly profit+£140
Return before costs on price13.40%
Cash needed£81,648
Δ vs Rent it out Monthly profit+£69
+2 rooms (5 total)
Monthly profit+£519
Return before costs on price17.00%
Cash needed£101,648
Extra rent+£1,219/mo
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£54,690–£102,530full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 47 HMO comps within 4.9 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score100 / 100
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- GoodMark Rutherford SchoolSecondary · Academy converter · MK41 8PX
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£16,716
Section 24 credit£0
Annual tax due£355
Post-tax Monthly profit annual£869
Exit costs
Projected sale price (5y · 2%/yr growth)£237,377
Capital gain (pre-CGT)£22,377
Sale costs (~2.5%)£5,934
CGT due (Ltd Co 25%)£0
No personal CGT — the gain is taxed at the company level (corporation tax) when the SPV disposes of the property.
Net 5y Monthly profit after CGT£10,550
Rates as of Oct 2024
Acquisition costs
£135,981cash neededPurchase price£215,000
Deposit (25%)£53,750
Stamp duty+5% additional-property surcharge£12,550
Refurb£63,756
Legal + survey£1,700
Mortgage fees£4,225
Total cash neededdeposit + costs (loan covers the rest)£135,981
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUITABLE FOR CASH BUYERS
PUBLIC NOTICE 10 Eastnor Gardens, Bedford, MK41 8PG We are acting in the sale of the above property and have received an offer of £250,000 Any interested parties must submit any higher offers in writing to the selling agent before an exchange of contracts takes place or within the next 7 days EPC Rating: C
Taylors Estate Agents are delighted to bring to the market this three bedroom end of terrace home, situated in the sought after North Bedford ar…
Listing metarightmove · Taylors Estate Agents
About this listing
229 days · RightmovePrice history
No price history available.
Monthly profit
+£83
Cash needed
£136K
Return after costs
0.73%
IRR
1.38%
Listed 229d ago
3 bedroom end of terrace house for sale
terraced · 3 bed · 2 bath
£215,000
est £1,393 · 7.77% gross
EPC C
78/100
Solid
10.20% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.77% Return before costs — above-market
10.2% Rent by the room Return before costs — conversion play
Price
£215K
Return before costs (best)
10.20%
Rent by the room
Bedrooms
3
2 bath
Energy rating
C
Energy rating
Run the numbers
What-if calculator
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £1,375–£1,411/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £53,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£47,817–£89,258 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £161,250 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£83
after mortgage, operating costs & tax
Rent in£1,393/mo gross
£1,339/mo collected · £54/mo lost to voids
Where it goes
£840Mortgage£398Costs
£83/mo left as profit · 6% of rent kept
Mortgage£840
Costs£398
Management£139
Maintenance£50
Insurance£28
CapEx reserve£70
Voids + council tax£7
Ltd co. accounts£104
Tax£19
Profit+£83
Returns
Return before costs on price7.77%
Cash return on cash0.73%
Gross margin£942
Cash needed£135,981
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £16,716 | £4,771 | £10,078 | £0 | £355 | £1,511 | £1,511 |
| Year 2 | £17,217 | £4,915 | £10,078 | £0 | £423 | £1,802 | £3,313 |
| Year 3 | £17,734 | £5,062 | £10,078 | £0 | £493 | £2,101 | £5,414 |
| Year 4 | £18,266 | £5,214 | £10,078 | £0 | £565 | £2,409 | £7,823 |
| Year 5 | £18,814 | £5,370 | £10,078 | £0 | £639 | £2,727 | £10,550 |
Rent by the room upside
What we verified
5004
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyNo location
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyNo location
Investor profile▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,016
Annual rental tax£232
CGT yr 5£0 · company level
5y net total£10,550
Acquisition costs
25% deposit£53,750
Stamp duty£12,550
Refurb£63,756
Legal + survey£1,700
Mortgage + broker£4,225
Cash needed£135,981
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Description& agent copyRightmove
SUITABLE FOR CASH BUYERS
PUBLIC NOTICE 10 Eastnor Gardens, Bedford, MK41 8PG We are acting in the sale of the above property and have received an offer of £250,000 Any interested parties must submit any higher offers in writing to the selling agent before an exchange of contracts takes place or within the next 7 days EPC Rating: C
Taylors Estate Agents are delighted to bring to the market this three bedroom end of terrace home, situated in the sought after North Bedford ar…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice