6.45% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
EPC D — must hit C by 2030 (~£3,000–£7,000)
Monthly profit −£467/mo — significantly negative — real recurring drain
-4.3% 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
−£467/mo
You top up £467/mo
Price vs market
Above comparable sales
+13% vs 12 sold
Return · IRR
-4.3%/yr
Loses money over 5 years
Cash to get in
£140K
Deposit + fees + refurb
Price £360KReturn before costson price · Rent by the room6.45%5-yr return on cash -15%Rent est. £1,482 (£1,309–£1,678)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,309–£1,678/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £90,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £270,000 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Cladding safety certificateNot stated on the listingHeritageNot 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.
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£285,000 in 2019 → £360,000 asking
+26.3%in 7y
2019£285,000+9.6% in 4y
2015£259,950+44.4% in 1y
2014£180,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent by the room wins — +£52/mo · £454/mo ahead of Council lease (after room-conversion)
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
4.94%
-£467
£139,661
-14.8%
Low
Feasible
Housing-benefit rent
2.64%
-£1,080
£139,661
-42.6%
Med
Feasible
Council lease
4.94%
-£402
£139,661
-14.5%
Low
Feasible
Refurb & refinance
4.94%
-£467
£163,705
-12.6%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£199
£409,305
5%
Med
Feasible
⭐ Rent by the room
3.88% *
+£52
£128,286
—
—
Feasible
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £793/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
West Cheshire
LHA monthly cap:
£793
Scheme type:
other
Premium:
+700% premium over LHA cap
Typical lease:
0 years lease
Management:
landlord pays agent (typical 10%)
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£13/mo cash flow vs Rent it out if converted to Rent by the room
8.00% Return before costs on price converted vs 4.94% as-is
£360k → 4-bed HMO @ ~£606/room: £2,246 pcm gross, ~£1,289 pcm net (3.9% net on £398k all-in incl. ~£10k works)
medium confidence
Unlocks ~£7,740/yr extra rent
3 → 4 lettable rooms · ~4.6% gross at max
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
EPC shows 5 habitable rooms (3 beds + 2 reception(s)) in 84 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Cheshire West and Chester adopted standard (6.51/10.5 m²; HMO Amenity Standards, Cheshire West & Chester Council (undated PDF, current on council site)); adds ~£645/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 single3.88% net on cost0.48% cash-on-cashuplift 3.26% → 4.63%
✓Sized to Cheshire West and Chester'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)
1× Double @ £634/mo1× Single @ £595/mo1× En-suite @ £706/mo
≈ £1,935/mo gross room income
As-is Rent it out
Monthly profit-£406
Return before costson price4.94%
Cash needed£101,898
If converted to Rent by the room
Monthly profit-£394
Return before costson price8.00%
Cash needed£117,898
Δ vs Rent it outMonthly profit+£13
+1 room (4 total)
Monthly profit-£263
Return before costson price8.60%
Cash needed£127,898
Extra rent+£645/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£51,300–£92,715full refurb + room split
What's in this cost
Kitchen£8,820–£17,640
1 × bathroom£5,850–£10,725
Rewire£3,960–£6,930
Replumb£2,970–£5,940
Windows£9,900–£17,820
Paint + decor£7,920–£12,870
Flooring£11,880–£20,790
Based on 651 HMO comps within 1.7 km
Comparables
sold within 0.5 mi
Wide · CV 23.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
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
Boughton Heath Academy
Primary · Academy converter · CH3 5RW
Outstanding
The Bishops' Blue Coat Church of England High School
Secondary · Academy converter · CH3 5XF
Good
Dee Banks School
Not applicable · Community special school · CH3 5UX
Not rated
Cherry Grove Primary School
Primary · Community school · CH3 5EG
Not rated
Oldfield Primary School
Primary · Academy converter · CH3 5LB
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£5,601/yr kept
Annual gross rent£17,784
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£5,601
Exit costs
-£20,678 after CGT
Projected sale price (5y · 2%/yr growth)£397,469
Capital gain (pre-CGT)£37,469
Sale costs (~2.5%)£9,937
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.
Total cash neededdeposit + costs (loan covers the rest)£139,661
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
DESCRIPTION Upon entering, you are welcomed by a bright and inviting hallway leading into a well-presented living space, thoughtfully designed with modern décor and a warm, homely feel.
To the rear, the property opens into a fantastic open-plan kitchen/dining area, finished to a high standard with sleek units, integrated appliances, and ample workspace. This space flows seamlessly into the garden, creating the perfect setting for both everyday living and entertaining.
6.45%Rent by the room strategy — market rent unverified, verify locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£360K
13% above sold comps
Return before costs (best)
6.45%
Rent by the room
Bedrooms
3
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,309–£1,678/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £90,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £270,000 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £793/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
West Cheshire
LHA monthly cap:
£793
Scheme type:
other
Premium:
+700% premium over LHA cap
Typical lease:
0 years lease
Management:
landlord pays agent (typical 10%)
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
£17,784
£5,151
£17,550
£0
£0
-£4,917
-£4,917
Year 2
£18,318
£5,305
£17,550
£0
£0
-£4,538
-£9,454
Year 3
£18,867
£5,464
£17,550
£0
£0
-£4,147
-£13,601
Year 4
£19,433
£5,628
£17,550
£0
£0
-£3,745
-£17,347
Year 5
£20,016
£5,797
£17,550
£0
£0
-£3,331
-£20,678
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
Conversion£26,000
If converted
Gross / mo£1,935
Gross Rent by the room yield6.45%
What we verified
12 total
5106
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Wide · CV 23.8%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,510
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£20,678
Acquisition costs
£140K
25% deposit£90,000
Stamp duty£26,000
Refurb£15,111
Legal + survey£2,150
Mortgage + broker£6,400
Cash needed£139,661
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
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Description& agent copyRightmove
DESCRIPTION Upon entering, you are welcomed by a bright and inviting hallway leading into a well-presented living space, thoughtfully designed with modern décor and a warm, homely feel.
To the rear, the property opens into a fantastic open-plan kitchen/dining area, finished to a high standard with sleek units, integrated appliances, and ample workspace. This space flows seamlessly into the garden, creating the perfect setting for both everyday living and entertaining.