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Year 5 disposal
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17/ 100
Weak
5.75% Rent by the room return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£508/mo — heavily negative — needs monthly capital injection
- -3.3% 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.
- 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
−£508/mo
You top up £508/mo
Price
£600K
No local sold comps to compare
Return · IRR
-3.3%/yr
Loses money over 5 years
Cash to get in
£237K
Deposit + fees + refurb
Return before costs on price · Rent by the room 5.75%5-yr return on cash -7%Rent est. £2,694 (£2,098–£3,459)
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: £2,098–£3,459/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £150,000
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £450,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£508
after mortgage, operating costs & tax
Rent in£2,694/mo gross
£2,590/mo collected · £104/mo lost to voids
Where it goes
£2,438Mortgage£661Costs
Outgoings exceed rent — you top up £508/mo
Mortgage£2,438
Costs£661
Management£269
Maintenance£100
Insurance£40
CapEx reserve£135
Voids + council tax£12
Ltd co. accounts£104
Tax—
Shortfall−£508
Returns
Return before costs on price5.39%
Cash return on cash-2.57%
Gross margin£1,930
Cash needed£236,705
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.06
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 | £32,328 | £7,929 | £29,250 | £0 | £0 | -£4,851 | -£4,851 |
| Year 2 | £33,298 | £8,167 | £29,250 | £0 | £0 | -£4,119 | -£8,969 |
| Year 3 | £34,297 | £8,412 | £29,250 | £0 | £0 | -£3,365 | -£12,334 |
| Year 4 | £35,326 | £8,664 | £29,250 | £0 | £0 | -£2,588 | -£14,922 |
| Year 5 | £36,385 | £8,924 | £29,250 | £0 | £0 | -£1,788 | -£16,711 |
Disposal gain (gross)-£30,818
CGT£0
Net Disposal proceeds£645,887
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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
Conversion approvability
Per-property planning assessment
Likely approvable83% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 83% (446 decisions)
- 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 50 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
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 cohortNN6 9SU · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Cambridge · 64.7 km
Reason
5-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
5-bed · 3-bath · 1350 sqft
£38k–£74k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£9,450–£17,550
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,850–£28,350
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
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 history179d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£440,000 in 2018 → £600,000 asking
+36.4%in 8y
- 2018£440,000—
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 — -£508/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 | 5.39% | -£508 | £236,705 | -7.1% | Low | Feasible |
| Housing-benefit rent | 2.31% | -£1,835 | £236,705 | -43.2% | Med | Feasible |
| Council lease | 2.31% | -£1,583 | £236,705 | -38.8% | Low | Feasible |
| Refurb & refinance | 5.39% | -£508 | £276,227 | -6.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £686,227 | 5% | Med | Feasible |
| Rent by the room | 5.75% | -£2,553 | £278,705 | -50.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Northampton · cap £1,157/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Northampton
- LHA monthly cap:
- £1,157
- Scheme type:
- leasing
- Premium:
- +0% 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
-£971/mo cash flow vs Rent it out if converted to Rent by the room
4.80% Return before costs on price converted vs 5.39% as-is
Room mix (5 lettable rooms)
5× Double @ £575/mo
≈ £2,875/mo gross room income
As-is Rent it out
Monthly profit-£360
Return before costs on price5.39%
Cash needed£161,898
If converted to Rent by the room
Monthly profit-£1,331
Return before costs on price4.80%
Cash needed£177,898
Δ vs Rent it out Monthly profit-£971
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 83% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 83% (446 decisions)
≈0.0% within 50 m vs 10% policy
£72,990–£136,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£5,400–£9,450
- Replumb£4,050–£8,100
- Windows£13,500–£24,300
- Paint + decor£9,450–£17,550
- Flooring£14,850–£28,350
Based on 3 HMO comps within 7.1 km
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
Citywide Article 4 (West Northamptonshire)
≈0.0% within 50 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBrixworth CofE VC Primary SchoolPrimary · Voluntary controlled school · NN6 9BG
- GoodPitsford Primary SchoolPrimary · Community school · NN6 9AU
- Not ratedPitsford SchoolNot applicable · Other independent school · NN6 9AX
- Not ratedMaidwell Primary SchoolPrimary · Community school · NN6 9JF
- Not ratedWalgrave Primary SchoolPrimary · Community school · NN6 9PH
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£32,328
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,094
Exit costs
Projected sale price (5y · 2%/yr growth)£662,448
Capital gain (pre-CGT)£62,448
Sale costs (~2.5%)£16,561
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-£16,711
Rates as of Oct 2024
Acquisition costs
£236,705cash neededPurchase price£600,000
Deposit (25%)£150,000
Stamp duty+5% additional-property surcharge£50,000
Refurb£23,805
Legal + survey£2,900
Mortgage fees£10,000
Total cash neededdeposit + costs (loan covers the rest)£236,705
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
"The Old House"
This striking, detached double fronted Grade II cottage with detached self-contained annex occupies a wonderful setting on the periphery of this most desirable village, the idyllic Church to the front provides a lovely outlook whilst to the rear the significant rear garden is a relaxing place to be. The interior enjoys a lovely feel, the living room with feature fireplace and the warmth of a living flame coal effect gas fire, the formal dining room is the pe…
Floor plans
Listing metarightmove · Henderson Connellan
About this listing
179 days · RightmovePrice history
5-year price trend
Monthly profit
−£508
Cash needed
£237K
Return after costs
-2.57%
IRR
-3.28%
Listed 179d ago
THE OLD HOUSE, MAIN STREET, HANNINGTON, NORTHAMPTON, NN6 9SU
detached · 5 bed · 3 bath
£600,000
est £2,694 · 5.39% gross
Listed building
1 / 41
17/100
Marginal
5.75% — verify the rent + comps locally.
5.39% Return before costs — around the area average for this property type.
Monthly profit −£508/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£600K
Return before costs (best)
5.75%
Rent by the room
Bedrooms
5
3 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: £2,098–£3,459/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £150,000
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £450,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£508
after mortgage, operating costs & tax
Rent in£2,694/mo gross
£2,590/mo collected · £104/mo lost to voids
Where it goes
£2,438Mortgage£661Costs
Outgoings exceed rent — you top up £508/mo
Mortgage£2,438
Costs£661
Management£269
Maintenance£100
Insurance£40
CapEx reserve£135
Voids + council tax£12
Ltd co. accounts£104
Tax—
Shortfall−£508
Returns
Return before costs on price5.39%
Cash return on cash-2.57%
Gross margin£1,930
Cash needed£236,705
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.06
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Northampton · cap £1,157/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Northampton
- LHA monthly cap:
- £1,157
- Scheme type:
- leasing
- Premium:
- +0% 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 | £32,328 | £7,929 | £29,250 | £0 | £0 | -£4,851 | -£4,851 |
| Year 2 | £33,298 | £8,167 | £29,250 | £0 | £0 | -£4,119 | -£8,969 |
| Year 3 | £34,297 | £8,412 | £29,250 | £0 | £0 | -£3,365 | -£12,334 |
| Year 4 | £35,326 | £8,664 | £29,250 | £0 | £0 | -£2,588 | -£14,922 |
| Year 5 | £36,385 | £8,924 | £29,250 | £0 | £0 | -£1,788 | -£16,711 |
Rent by the room upside
What we verified
5016
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
HeritageListed building / conservation areaListed
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 · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,850
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£16,711
Acquisition costs
25% deposit£150,000
Stamp duty£50,000
Refurb£23,805
Legal + survey£2,900
Mortgage + broker£10,000
Cash needed£236,705
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
"The Old House"
This striking, detached double fronted Grade II cottage with detached self-contained annex occupies a wonderful setting on the periphery of this most desirable village, the idyllic Church to the front provides a lovely outlook whilst to the rear the significant rear garden is a relaxing place to be. The interior enjoys a lovely feel, the living room with feature fireplace and the warmth of a living flame coal effect gas fire, the formal dining room is the pe…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice