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Year 5 disposal
37/ 100
Weak
10.90% Rent by the room return before costs — verify the rent + comps locally.
Why it works
- Monthly profit +£344/mo from completion — the no.1 reason to invest
- 9.20% return before costs — above-market
- 10.9% Rent by the room return before costs (net 5.92% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- 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
+£344/mo
Pays you every month, net of costs
Price
£265K
No local sold comps to compare
Return · IRR
4.2%/yr
Modest annualised return
Cash to get in
£109K
Deposit + fees + refurb
Return before costs on price · Rent by the room 10.90%5-yr return on cash 27%Rent est. £2,031 (£1,485–£2,778)
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: £1,485–£2,778/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £66,250
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £198,750 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
+£344
after mortgage, operating costs & tax
Rent in£2,031/mo gross
£1,953/mo collected · £78/mo lost to voids
Where it goes
£1,035Mortgage£492Costs£344Your profit
£344/mo left as profit · 18% of rent kept
Mortgage£1,035
Costs£492
Management£203
Maintenance£50
Insurance£28
CapEx reserve£102
Voids + council tax£6
Ltd co. accounts£104
Tax£81
Profit+£344
Returns
Return before costs on price9.20%
Cash return on cash3.78%
Gross margin£1,460
Cash needed£109,333
Monthly profit payback26y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.81
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 | £24,372 | £5,910 | £12,422 | £0 | £1,148 | £4,892 | £4,892 |
| Year 2 | £25,103 | £6,087 | £12,422 | £0 | £1,253 | £5,341 | £10,234 |
| Year 3 | £25,856 | £6,270 | £12,422 | £0 | £1,361 | £5,804 | £16,037 |
| Year 4 | £26,632 | £6,458 | £12,422 | £0 | £1,473 | £6,279 | £22,316 |
| Year 5 | £27,431 | £6,652 | £12,422 | £0 | £1,588 | £6,769 | £29,086 |
Disposal gain (gross)-£17,841
CGT£0
Net Disposal proceeds£285,267
What we verified
What we verified
40074 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
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
4-bed · 2-bath · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
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 history184d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£175,000 in 2005 → £265,000 asking
+51.4%in 21y
- 2005£175,000+46.4% in 4y
- 2001£119,500—
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 — +£344/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 | 9.20% | +£344 | £109,333 | 26.6% | Low | Feasible |
| Housing-benefit rent | 5.24% | -£357 | £109,333 | -12.1% | Med | Feasible |
| Council lease | 0.00% | -£1,217 | £109,333 | -67.4% | Low | Feasible |
| Refurb & refinance | 9.20% | +£344 | £130,366 | 22.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £310,891 | 3% | Med | Feasible |
| Rent by the room | 10.90% | -£1,008 | £139,670 | -34.8% | — | 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
-£355/mo cash flow vs Rent it out if converted to Rent by the room
10.87% Return before costs on price converted vs 9.20% as-is
£265k → 6-bed HMO @ ~£560/room: £3,238 pcm gross, ~£1,857 pcm net (7.4% net on £300k all-in incl. ~£16k works); GDV ~£262k → refinance releases ~£-2k (~£103k left in)
medium confidence
Unlocks ~£14,442/yr extra rent
4 → 6 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 7 habitable rooms (4 beds + 3 reception(s)); convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms (1 double, 1 single); sized to West Northamptonshire adopted standard (6.51/10.22 m²; Northampton BC Landlord's Guide to Amenities and Facilities for HMOs (adopted for Northampton & Daventry area; legacy district standards under review for unification)); kitchen 8.9 m² is below the ~9.0 m² standard for 6 occupants — extend/relocate kitchen within the works; adds ~£1,204/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 6 bed HMO+1 double, +1 single
HMO licence
Sized to West Northamptonshire'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 (4 lettable rooms)
2× Double @ £612/mo1× Single @ £502/mo1× En-suite @ £682/mo
≈ £2,407/mo gross room income
As-is Rent it out
Monthly profit+£332
Return before costs on price9.20%
Cash needed£78,148
If converted to Rent by the room
Monthly profit-£22
Return before costs on price10.87%
Cash needed£94,148
Δ vs Rent it out Monthly profit-£355
+2 rooms (6 total)
Monthly profit+£691
Return before costs on price16.35%
Cash needed£114,148
Extra rent+£1,204/mo
Show conversion detail
Conversion cost estimate
£26,000
Range: £20,000 – £34,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Blocked — over-concentration · 25% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- BLOCK: HMO concentration ~8.0% within 50m would exceed the 10% policy threshold (2 known HMOs nearby)
- local council HMO approval rate 83% (446 decisions)
2 known HMOs within 50 m · ≈8.0% within 50 m vs 10% policy — ⚠ adding an HMO may breach the council saturation policy
£60,990–£114,230full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£8,190–£15,210
- Flooring£12,870–£24,570
Based on 1291 HMO comps within 1.1 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score100 / 100
Citywide Article 4 (West Northamptonshire)
2 known HMOs within 50 m · ≈8.0% within 50 m vs 10% policy
⚠ Over the HMO saturation threshold here — a new HMO may be refused.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodBarry Primary SchoolPrimary · Community school · NN1 5JS
- GoodVernon Terrace Primary SchoolPrimary · Community school · NN1 5HE
- Not ratedWiEducate LTDNot applicable · Special post 16 institution · NN1 5PT
- Not ratedNorthampton School for BoysSecondary · Academy converter · NN1 5RT
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£24,372
Section 24 credit£0
Annual tax due£1,148
Post-tax Monthly profit annual£3,955
Exit costs
Projected sale price (5y · 2%/yr growth)£292,581
Capital gain (pre-CGT)£27,581
Sale costs (~2.5%)£7,315
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£29,086
Rates as of Oct 2024
Acquisition costs
£109,333cash neededPurchase price£265,000
Deposit (25%)£66,250
Stamp duty+5% additional-property surcharge£16,500
Refurb£19,458
Legal + survey£2,150
Mortgage fees£4,975
Total cash neededdeposit + costs (loan covers the rest)£109,333
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
James Anthony Estate Agents are delighted to present to the market this characterful four-storey townhouse, situated on Vernon Terrace in the highly sought-after area of Abington, just off Billing Road in Northampton.
Ideally located, the property is within close proximity to Northampton General Hospital, the town centre, and major road networks, making it perfectly suited for a range of buyers.
Beautifully presented throughout, the home has been well maintained and signifi…
Listing metarightmove · James Anthony Estate Agents Ltd
About this listing
184 days · RightmovePrice history
No price history available.
Monthly profit
+£344
Cash needed
£109K
Return after costs
3.78%
IRR
4.18%
Listed 184d ago
4 bedroom terraced house for sale
✓ Verified address
terraced · 4 bed · 2 bath
£265,000
est £2,031 · 9.20% gross
37/100
Marginal
10.90% — verify the rent + comps locally.
Monthly profit +£344/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.20% Return before costs — above-market
10.9% Rent by the room Return before costs — conversion play
Price
£265K
Return before costs (best)
10.90%
Rent by the room
Bedrooms
4
2 bath
Energy rating
—
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: £1,485–£2,778/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £66,250
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £198,750 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
+£344
after mortgage, operating costs & tax
Rent in£2,031/mo gross
£1,953/mo collected · £78/mo lost to voids
Where it goes
£1,035Mortgage£492Costs£344Your profit
£344/mo left as profit · 18% of rent kept
Mortgage£1,035
Costs£492
Management£203
Maintenance£50
Insurance£28
CapEx reserve£102
Voids + council tax£6
Ltd co. accounts£104
Tax£81
Profit+£344
Returns
Return before costs on price9.20%
Cash return on cash3.78%
Gross margin£1,460
Cash needed£109,333
Monthly profit payback26y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.81
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 | £24,372 | £5,910 | £12,422 | £0 | £1,148 | £4,892 | £4,892 |
| Year 2 | £25,103 | £6,087 | £12,422 | £0 | £1,253 | £5,341 | £10,234 |
| Year 3 | £25,856 | £6,270 | £12,422 | £0 | £1,361 | £5,804 | £16,037 |
| Year 4 | £26,632 | £6,458 | £12,422 | £0 | £1,473 | £6,279 | £22,316 |
| Year 5 | £27,431 | £6,652 | £12,422 | £0 | £1,588 | £6,769 | £29,086 |
Rent by the room upside
What we verified
4005
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▾
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
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£2,484
Annual rental tax£970
CGT yr 5£0 · company level
5y net total£29,086
Acquisition costs
25% deposit£66,250
Stamp duty£16,500
Refurb£19,458
Legal + survey£2,150
Mortgage + broker£4,975
Cash needed£109,333
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
James Anthony Estate Agents are delighted to present to the market this characterful four-storey townhouse, situated on Vernon Terrace in the highly sought-after area of Abington, just off Billing Road in Northampton.
Ideally located, the property is within close proximity to Northampton General Hospital, the town centre, and major road networks, making it perfectly suited for a range of buyers.
Beautifully presented throughout, the home has been well maintained and signifi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice