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Year 5 disposal
⊞ View all 40
25/ 100
Weak
8.52% Rent by the room return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 3.73% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£800/mo — heavily negative — needs monthly capital injection
- -6.3% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£800/mo
You top up £800/mo
Price
£385K
No local sold comps to compare
Return · IRR
-6.3%/yr
Loses money over 5 years
Cash to get in
£163K
Deposit + fees + refurb
Return before costs on price · Rent by the room 8.52%5-yr return on cash -26%Rent est. £1,196 (£1,017–£1,407)
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: £1,017–£1,407/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £96,250
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 (£21,803–£40,699 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £288,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£800
after mortgage, operating costs & tax
Rent in£1,196/mo gross
£1,150/mo collected · £46/mo lost to voids
Where it goes
£1,564Mortgage£386Costs
Outgoings exceed rent — you top up £800/mo
Mortgage£1,564
Costs£386
Management£120
Maintenance£67
Insurance£28
CapEx reserve£60
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£800
Returns
Return before costs on price3.73%
Cash return on cash-5.90%
Gross margin£764
Cash needed£162,746
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.74
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 | £14,352 | £4,629 | £18,769 | £0 | £0 | -£9,046 | -£9,046 |
| Year 2 | £14,783 | £4,768 | £18,769 | £0 | £0 | -£8,754 | -£17,800 |
| Year 3 | £15,226 | £4,911 | £18,769 | £0 | £0 | -£8,454 | -£26,254 |
| Year 4 | £15,683 | £5,059 | £18,769 | £0 | £0 | -£8,144 | -£34,399 |
| Year 5 | £16,153 | £5,210 | £18,769 | £0 | £0 | -£7,826 | -£42,225 |
Disposal gain (gross)-£30,277
CGT£0
Net Disposal proceeds£414,444
What we verified
What we verified
51065 ok · 1 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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortST5 8AF · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Manchester · 48.2 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 · 2-bath · 2174 sqft
£50k–£96k
£ per sqft
building cost only
£23–£44
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£15,218–£28,262
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£23,914–£45,654
Guide rates · UK May 2026
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 history176d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£320,000 in 2021 → £385,000 asking
+20.3%in 5y
- 2021£320,000—
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 — -£800/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 | 3.73% | -£800 | £162,746 | -25.9% | Low | Feasible |
| Housing-benefit rent | 2.49% | -£1,177 | £162,746 | -40.1% | Med | Feasible |
| Council lease | 0.00% | -£1,763 | £162,746 | -65.5% | Low | Feasible |
| Refurb & refinance | 3.73% | -£800 | £193,624 | -21.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £456,349 | 2% | Med | Feasible |
| Rent by the room | 8.52% | -£1,618 | £208,746 | -40.1% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Staffordshire North
- LHA monthly cap:
- £798
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
+£245/mo cash flow vs Rent it out if converted to Rent by the room
7.48% Return before costs on price converted vs 3.73% as-is
🔓 +2 bedrooms potential
medium confidenceUnlocks ~£13,118/yr extra rent
5 → 7 lettable rooms · ~6.0% 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
floorplan shows 8 habitable rooms (5 beds + 3 reception(s)) in 202 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 7 lettable rooms (2 double, 0 single); sized to Newcastle-under-Lyme adopted standard (6.51/11 m²; Newcastle-under-Lyme BC HMO standards - shared houses (council web pages, undated)); adds ~£1,093/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); large HMO (7+ residents) is sui generis — planning permission required; mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
5 → 7 bed HMOuplift 2.29% → 5.98%
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 (5 lettable rooms)
4× Double @ £573/mo1× Single @ £440/mo
≈ £2,733/mo gross room income
As-is Rent it out
Monthly profit-£736
Return before costs on price3.73%
Cash needed£108,148
If converted to Rent by the room
Monthly profit-£491
Return before costs on price7.48%
Cash needed£124,148
Δ vs Rent it out Monthly profit+£245
+2 rooms (7 total)
Monthly profit+£437
Return before costs on price11.93%
Cash needed£144,148
Extra rent+£1,093/mo
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£96,130–£179,490full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£8,696–£15,218
- Replumb£6,522–£13,044
- Windows£21,740–£39,132
- Paint + decor£15,218–£28,262
- Flooring£23,914–£45,654
Based on 3848 HMO comps within 5.0 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Requires improvementBursley AcademyPrimary · Academy converter · ST5 8JQ
- Not ratedSun Academy BradwellPrimary · Academy converter · ST5 8JN
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£14,352
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£9,598
Exit costs
Projected sale price (5y · 2%/yr growth)£425,071
Capital gain (pre-CGT)£40,071
Sale costs (~2.5%)£10,627
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-£42,225
Rates as of Oct 2024
Acquisition costs
£162,746cash neededPurchase price£385,000
Deposit (25%)£96,250
Stamp duty+5% additional-property surcharge£28,500
Refurb£29,071
Legal + survey£2,150
Mortgage fees£6,775
Total cash neededdeposit + costs (loan covers the rest)£162,746
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Heywoods Estate Agents proudly welcome to the market this beautifully presented traditional three storey semi-detached home on the ever popular Watlands Avenue, Wolstanton, Newcastle-under-Lyme, offering generous and versatile accommodation throughout and perfectly suited to family living.
Approached via a driveway providing off road parking for two to three vehicles, the property immediately makes a striking first impression. An entrance door to the front aspect opens into…
Floor plans
Listing metarightmove · Heywoods
About this listing
176 days · RightmovePrice history
5-year price trend
Monthly profit
−£800
Cash needed
£163K
Return after costs
-5.90%
IRR
-6.32%
Listed 176d ago
Watlands Avenue, Wolstanton, Newcastle, ST5
semi-detached · 5 bed · 2 bath · 2,174 sqft
£385,000
est £1,196 · 3.73% gross
EPC D
1 / 40
25/100
Marginal
8.52% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£385K
Return before costs (best)
8.52%
Rent by the room
Bedrooms
5
2 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
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: £1,017–£1,407/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £96,250
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 (£21,803–£40,699 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £288,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£800
after mortgage, operating costs & tax
Rent in£1,196/mo gross
£1,150/mo collected · £46/mo lost to voids
Where it goes
£1,564Mortgage£386Costs
Outgoings exceed rent — you top up £800/mo
Mortgage£1,564
Costs£386
Management£120
Maintenance£67
Insurance£28
CapEx reserve£60
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£800
Returns
Return before costs on price3.73%
Cash return on cash-5.90%
Gross margin£764
Cash needed£162,746
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.74
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Staffordshire North
- LHA monthly cap:
- £798
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 | £14,352 | £4,629 | £18,769 | £0 | £0 | -£9,046 | -£9,046 |
| Year 2 | £14,783 | £4,768 | £18,769 | £0 | £0 | -£8,754 | -£17,800 |
| Year 3 | £15,226 | £4,911 | £18,769 | £0 | £0 | -£8,454 | -£26,254 |
| Year 4 | £15,683 | £5,059 | £18,769 | £0 | £0 | -£8,144 | -£34,399 |
| Year 5 | £16,153 | £5,210 | £18,769 | £0 | £0 | -£7,826 | -£42,225 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
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
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£3,754
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£42,225
Acquisition costs
25% deposit£96,250
Stamp duty£28,500
Refurb£29,071
Legal + survey£2,150
Mortgage + broker£6,775
Cash needed£162,746
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
Heywoods Estate Agents proudly welcome to the market this beautifully presented traditional three storey semi-detached home on the ever popular Watlands Avenue, Wolstanton, Newcastle-under-Lyme, offering generous and versatile accommodation throughout and perfectly suited to family living.
Approached via a driveway providing off road parking for two to three vehicles, the property immediately makes a striking first impression. An entrance door to the front aspect opens into…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice