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Year 5 disposal
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85/ 100
Strong
13.43% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.79% return before costs — above-market
- 13.4% Rent by the room return before costs (net 5.71% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (104 yrs) — no short-lease drag
Why to be cautious
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£101/mo
Barely breaks even each month
Price vs market
Above comparable sales
+19% vs 12 sold
Return · IRR
2.1%/yr
Modest annualised return
Cash to get in
£73K
Deposit + fees + refurb
Price £170KReturn before costs on price · Rent by the room 13.43%5-yr return on cash 16%Rent est. £1,529 (£1,389–£1,683)
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: £1,389–£1,683/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £127,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£101
after mortgage, operating costs & tax
Rent in£1,529/mo gross
£1,470/mo collected · £59/mo lost to voids
Where it goes
£691Mortgage£655Costs
£101/mo left as profit · 7% of rent kept
Mortgage£691
Costs£655
Management£153
Maintenance£67
Insurance£20
CapEx reserve£76
Voids + council tax£6
Service charge + ground rent£229
Ltd co. accounts£104
Tax£24
Profit+£101
Returns
Return before costs on price10.79%
Cash return on cash1.67%
Gross margin£815
Cash needed£72,561
Monthly profit payback60y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.13
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 | £18,348 | £7,860 | £8,288 | £0 | £418 | £1,782 | £1,782 |
| Year 2 | £18,898 | £8,096 | £8,288 | £0 | £478 | £2,037 | £3,819 |
| Year 3 | £19,465 | £8,339 | £8,288 | £0 | £539 | £2,300 | £6,119 |
| Year 4 | £20,049 | £8,589 | £8,288 | £0 | £603 | £2,570 | £8,689 |
| Year 5 | £20,651 | £8,847 | £8,288 | £0 | £668 | £2,849 | £11,538 |
Disposal gain (gross)-£13,510
CGT£0
Net Disposal proceeds£183,001
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
Leasehold104 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
104 yr
Ground rent
Doubling = lender risk
£309/yr
High ground rent — £309/year
Above the £250 assured-tenancy threshold. Risk of forfeiture proceedings on missed payments. Some lenders cap acceptable ground rent at this level.
Extracted from listing description · verify with solicitor
Tenure & planning104 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable71% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 40m (below threshold)
- local council HMO approval rate 71% (187 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 40 m vs 10% policy
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 ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 profileMixed demand
Tenant profilelikely cohortSO14 3GN · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Southampton · 3.8 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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
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 history186d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£164,950 in 2015 → £170,000 asking
+3.1%in 11y
- 2015£164,950-34.0% in 8y
- 2007£249,9500.0% in 1y
- 2006£250,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£277/mo · £176/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 10.79% | +£101 | £72,561 | 15.9% | Low | Feasible |
| Housing-benefit rent | 7.57% | -£314 | £72,561 | -16.8% | Med | Feasible |
| ⭐ Council lease | 10.79% | +£277 | £72,561 | 27.2% | Low | Feasible |
| Refurb & refinance | 10.79% | +£101 | £87,105 | 13.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£420 | £202,555 | 1% | Med | Feasible |
| Rent by the room | 13.43% | -£1,178 | £98,561 | -64.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Southampton · cap £1,072/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southampton
- LHA monthly cap:
- £1,072
- Scheme type:
- PSL
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
-£20/mo cash flow vs Rent it out if converted to Rent by the room
16.94% Return before costs on price converted vs 10.79% as-is
Room mix (3 lettable rooms)
1× Double @ £655/mo1× Single @ £523/mo1× En-suite @ £724/mo
≈ £1,903/mo gross room income
As-is Rent it out
Monthly profit+£303
Return before costs on price10.79%
Cash needed£54,398
If converted to Rent by the room
Monthly profit+£282
Return before costs on price16.94%
Cash needed£70,398
Δ vs Rent it out Monthly profit-£20
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 71% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 40m (below threshold)
- local council HMO approval rate 71% (187 decisions)
≈0.0% within 40 m vs 10% policy
£54,407–£102,000full refurb + room split
⚠️ Capped at 60% of £170,000 asking (£102,000). Raw model: £54,690–£102,530. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,595–£17,191
- 2 × bathroom£11,341–£20,792
- Rewire£3,940–£6,894
- Replumb£2,955–£5,909
- Windows£9,849–£17,728
- Paint + decor£6,894–£12,803
- Flooring£10,834–£20,683
Based on 3264 HMO comps within 422 m
Comparables
sold within 0.5 miWide · CV 37.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Southampton City-wide HMO Article 4
≈0.0% within 40 m vs 10% policy
Tax treatment
Annual gross rent£18,348
Section 24 credit£0
Annual tax due£418
Post-tax Monthly profit annual£1,077
Exit costs
Projected sale price (5y · 2%/yr growth)£187,694
Capital gain (pre-CGT)£17,694
Sale costs (~2.5%)£4,692
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£11,538
Rates as of Oct 2024
Acquisition costs
£72,561cash neededPurchase price£170,000
Deposit (25%)£42,500
Stamp duty+5% additional-property surcharge£9,400
Refurb£15,111
Legal + survey£2,000
Mortgage fees£3,550
Total cash neededdeposit + costs (loan covers the rest)£72,561
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUMMARY Stunning Three-Bedroom, Two-Bathroom Apartment – White Star Place Set on the fourth floor of the sought-after White Star Place development, this spacious three-bedroom, two-bathroom apartment offers modern city living with generous interiors, two balconies, and the convenience of secure parking.
DESCRIPTION Upon entering, a welcoming hallway with ample built in storage leads you into the heart of the home: an open-plan living and dining room that is immediately invit…
Floor plans
Nearby active comparables15 rentals · 5 deals
Comparable rentals
SO14 · same beds + typeMedian nearby: £1,550/mo · 15 of 15 already let+£21 vs our est
- Ocean Way, Southampton, SO14Let3b£2,700/moMay 2026
- Cranbury Avenue,SouthamptonLet3b£1,350/moMay 2026
- The Hawkins Tower, Admirals Quay, Oce…Let3b£2,950/moMay 2026
- The CorranadesLet3b£1,550/moMay 2026
- The CarronadesLet3b£1,550/moMay 2026
- Bellevue Terrace, Southampton, SO14Let3b£1,575/moMay 2026
- Oxford Street, Southampton, Hampshire…Let3b£1,350/moDec 2025
- Alma Road, SouthamptonLet3b£1,500/moDec 2025
- Denzil Avenue, Southampton, Hampshire…Let3b£1,100/moMay 2026
- New Road, Southampton SO14Let3b£1,550/moMay 2026
- Oxford Street, Southampton, Hampshire…Let3b£1,350/moDec 2025
- Charter House, Canute Road, Southampt…Let3b£2,500/moJun 2025
- 128 Bevois Valley Road, Portswood, So…Let3b£1,250/moJun 2025
- York Close, Southampton SO14Let3b£1,200/moJun 2025
- High Street, Southampton SO14Let3b£1,850/moJun 2025
Listing metarightmove · Fox & Sons
About this listing
186 days · RightmovePrice history
5-year price trend
Monthly profit
+£101
Cash needed
£73K
Return after costs
1.67%
IRR
2.07%
Listed 186d ago
41, WHITE STAR PLACE, SOUTHAMPTON, SO14 3GN
✓ Verified address
flat · 3 bed · 2 bath
£170,000
est £1,529 · 10.79% gross
Leasehold 104yr
1 / 20
85/100
Strong
13.43% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.79% Return before costs — above-market
13.4% Rent by the room Return before costs — conversion play
Price
£170K
19% above sold comps
Return before costs (best)
13.43%
Rent by the room
Bedrooms
3
2 bath
Energy rating
—
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: £1,389–£1,683/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £127,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£101
after mortgage, operating costs & tax
Rent in£1,529/mo gross
£1,470/mo collected · £59/mo lost to voids
Where it goes
£691Mortgage£655Costs
£101/mo left as profit · 7% of rent kept
Mortgage£691
Costs£655
Management£153
Maintenance£67
Insurance£20
CapEx reserve£76
Voids + council tax£6
Service charge + ground rent£229
Ltd co. accounts£104
Tax£24
Profit+£101
Returns
Return before costs on price10.79%
Cash return on cash1.67%
Gross margin£815
Cash needed£72,561
Monthly profit payback60y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.13
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Southampton · cap £1,072/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southampton
- LHA monthly cap:
- £1,072
- Scheme type:
- PSL
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £18,348 | £7,860 | £8,288 | £0 | £418 | £1,782 | £1,782 |
| Year 2 | £18,898 | £8,096 | £8,288 | £0 | £478 | £2,037 | £3,819 |
| Year 3 | £19,465 | £8,339 | £8,288 | £0 | £539 | £2,300 | £6,119 |
| Year 4 | £20,049 | £8,589 | £8,288 | £0 | £603 | £2,570 | £8,689 |
| Year 5 | £20,651 | £8,847 | £8,288 | £0 | £668 | £2,849 | £11,538 |
Rent by the room upside
What we verified
7007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining104 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£2,440.72/yr
Ground rentDoubling clauses kill mortgageability£309.81/yr
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
Comparables
sold within 0.5 miWide · CV 37.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,658
Annual rental tax£284
CGT yr 5£0 · company level
5y net total£11,538
Acquisition costs
25% deposit£42,500
Stamp duty£9,400
Refurb£15,111
Legal + survey£2,000
Mortgage + broker£3,550
Cash needed£72,561
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
SUMMARY Stunning Three-Bedroom, Two-Bathroom Apartment – White Star Place Set on the fourth floor of the sought-after White Star Place development, this spacious three-bedroom, two-bathroom apartment offers modern city living with generous interiors, two balconies, and the convenience of secure parking.
DESCRIPTION Upon entering, a welcoming hallway with ample built in storage leads you into the heart of the home: an open-plan living and dining room that is immediately invit…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice