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Year 5 disposal
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36/ 100
Weak
9.86% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Tenanted in situ — instant Monthly profit from completion
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£1,217/mo — heavily negative — needs monthly capital injection
- -13.0% 5y IRR — capital outlay disproportionate to returns
- 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
−£1K/mo
You top up £1K/mo
Price
£290K
No local sold comps to compare
Return · IRR
-13.0%/yr
Loses money over 5 years
Cash to get in
£117K
Deposit + fees + refurb
Return before costs on price · Rent by the room 9.86%5-yr return on cash -52%Rent est. £1,640 (£1,366–£1,969)
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
Rates as of 20 May 2026Buy-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: £1,366–£1,969/mo · n=32
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
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 (£12,787–£23,869 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £217,500 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£55
after mortgage, operating costs & tax
Rent in£1,640/mo gross
£1,577/mo collected · £63/mo lost to voids
Where it goes
£1,178Mortgage£454Costs
Outgoings exceed rent — you top up £55/mo
Mortgage£1,178
Costs£454
Management£164
Maintenance£67
Insurance£28
CapEx reserve£82
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£55
Returns
Return before costs on price6.79%
Cash return on cash-0.57%
Gross margin£1,123
Cash needed£116,049
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £28,608 | £26,435 | £14,573 | £0 | £0 | -£12,399 | -£12,399 |
| Year 2 | £29,466 | £27,228 | £14,573 | £0 | £0 | -£12,334 | -£24,733 |
| Year 3 | £30,350 | £28,045 | £14,573 | £0 | £0 | -£12,267 | -£37,000 |
| Year 4 | £31,261 | £28,886 | £14,573 | £0 | £0 | -£12,198 | -£49,198 |
| Year 5 | £32,199 | £29,753 | £14,573 | £0 | £0 | -£12,127 | -£61,325 |
Disposal gain (gross)-£16,020
CGT£0
Net Disposal proceeds£312,179
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band 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
Heritage& planning constraintsNHLE register
We don't ingest the NHLE bulk register, so we can't flag listed-building or conservation-area status for this address from our data alone. Use the official registry to verify before exchanging.
Area
Flood riskChecking…
FloodriskEA
Crime riskChecking…
Crimeriskpolice.uk
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileFamily let
Tenant profilelikely cohortDE74 2GQ · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Nottingham · 12.6 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
Heuristic from postcode + bedrooms + nearest-university distance · verify locally
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
4-bed · 2-bath · 1206 sqft
£32k–£63k
£ per sqft
building cost only
£27–£52
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,442–£15,678
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,266–£25,326
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingAlready licensed
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history191d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£275,000 in 2021 → £290,000 asking
+5.5%in 5y
- 2021£275,000+34.1% in 15y
- 2006£204,995—
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 — -£55/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 | 6.79% | -£55 | £116,049 | 3.4% | Low | Feasible |
| Housing-benefit rent | 4.33% | -£606 | £116,049 | -25.1% | Med | Feasible |
| Council lease | 0.00% | -£1,377 | £116,049 | -71.8% | Low | Feasible |
| Refurb & refinance | 6.79% | -£55 | £137,369 | 2.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £335,019 | 4% | Med | Feasible |
| Rent by the room | 9.86% | -£1,217 | £117,049 | -52.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Leicester · cap £1,047/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Leicester
- LHA monthly cap:
- £1,047
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
-£115/mo cash flow vs Rent it out if converted to Rent by the room
9.93% Return before costs on price converted vs 6.79% as-is
Room mix (4 lettable rooms)
4× Double @ £596/mo
≈ £2,384/mo gross room income
As-is Rent it out
Monthly profit-£5
Return before costs on price6.79%
Cash needed£84,398
If converted to Rent by the room
Monthly profit-£120
Return before costs on price9.93%
Cash needed£100,398
Δ vs Rent it out Monthly profit-£115
Show conversion detail
Conversion cost estimate
£26,000
Range: £20,000 – £34,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£62,250–£116,570full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£4,824–£8,442
- Replumb£3,618–£7,236
- Windows£12,060–£21,708
- Paint + decor£8,442–£15,678
- Flooring£13,266–£25,326
Based on 60 HMO comps within 99 m
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodDiseworth Church of England Primary SchoolPrimary · Voluntary controlled school · DE74 2QD
- GoodKegworth Primary SchoolPrimary · Community school · DE74 2DA
- GoodOrchard Community Primary SchoolPrimary · Academy converter · DE74 2QU
- Not ratedHemington Primary SchoolPrimary · Community school · DE74 2RB
- Not ratedSt Edward's Church of England Primary SchoolPrimary · Voluntary controlled school · DE74 2LH
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£19,680
Section 24 credit£0
Annual tax due£19
Post-tax Monthly profit annual-£676
Exit costs
Projected sale price (5y · 2%/yr growth)£320,183
Capital gain (pre-CGT)£30,183
Sale costs (~2.5%)£8,005
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£3,968
Rates as of Oct 2024
Acquisition costs
£117,049cash neededPurchase price£290,000
Deposit (25%)£72,500
Stamp duty+5% additional-property surcharge£19,000
Refurb£17,049
Legal + survey£2,150
Mortgage fees£5,350
Total cash neededdeposit + costs (loan covers the rest)£117,049
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
No onward chain Excellent investment opportunity or family home. Townhouse with 3 storeys, 4 bedrooms, 2 bathrooms, conservatory, downstairs WC offset garage and parking.
No Chain Currently let as a four bedroom HMO with Article 4 permission. Let until July 2026, this would make an excellent investment or an opportunity to revert it back into a family home. Modern 3 storey townhouse. Comprising 4 bedrooms, 2 bathrooms, downstairs WC, lounge with breakfast bar, modern kitchen…
Floor plans
Listing metarightmove · Lovage Homes Ltd
About this listing
191 days · RightmovePrice history
5-year price trend
Monthly profit
−£55
Cash needed
£116K
Return after costs
-0.57%
IRR
-0.46%
Listed 191d ago
13, HOLLANDS WAY, KEGWORTH, DERBY, DE74 2GQ
✓ Verified address
house · 4 bed · 2 bath · 1,184 sqft (EPC)
Agent listing: 1,206 sqft (+2%)
£290,000
est £1,640 · 6.79% gross
Chain freeEPC C
1 / 20
36/100
Marginal
9.86% Rent by the room strategy — market rent unverified, verify locally.
Chain free
Price
£290K
Return before costs (best)
9.86%
Rent by the room
Bedrooms
4
2 bath
Energy rating
C
Energy rating
Run the numbers
What-if calculator
Rates as of 20 May 2026Buy-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: £1,366–£1,969/mo · n=32
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
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 (£12,787–£23,869 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £217,500 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£55
after mortgage, operating costs & tax
Rent in£1,640/mo gross
£1,577/mo collected · £63/mo lost to voids
Where it goes
£1,178Mortgage£454Costs
Outgoings exceed rent — you top up £55/mo
Mortgage£1,178
Costs£454
Management£164
Maintenance£67
Insurance£28
CapEx reserve£82
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£55
Returns
Return before costs on price6.79%
Cash return on cash-0.57%
Gross margin£1,123
Cash needed£116,049
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Leicester · cap £1,047/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Leicester
- LHA monthly cap:
- £1,047
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 | £19,680 | £5,443 | £14,138 | £0 | £19 | £81 | £81 |
| Year 2 | £20,270 | £5,606 | £14,138 | £0 | £100 | £427 | £507 |
| Year 3 | £20,879 | £5,774 | £14,138 | £0 | £184 | £783 | £1,290 |
| Year 4 | £21,505 | £5,948 | £14,138 | £0 | £270 | £1,150 | £2,439 |
| Year 5 | £22,150 | £6,126 | £14,138 | £0 | £358 | £1,528 | £3,968 |
Rent by the room upside
What we verified
7006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedAlready licensed
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 · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
TenantMonthly profit from day oneIn situ
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,828
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£3,968
Acquisition costs
25% deposit£72,500
Stamp duty£19,000
Refurb£17,049
Legal + survey£2,150
Mortgage + broker£5,350
Cash needed£116,049
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
No onward chain Excellent investment opportunity or family home. Townhouse with 3 storeys, 4 bedrooms, 2 bathrooms, conservatory, downstairs WC offset garage and parking.
No Chain Currently let as a four bedroom HMO with Article 4 permission. Let until July 2026, this would make an excellent investment or an opportunity to revert it back into a family home. Modern 3 storey townhouse. Comprising 4 bedrooms, 2 bathrooms, downstairs WC, lounge with breakfast bar, modern kitchen…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice