22.64% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
10.52% return before costs — above-market
22.6% Rent by the room return before costs (net 10.88% after CapEx + bills) — conversion play
Priced below market -20% vs 12 nearby sold (last 12 mo) — instant equity
Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
Auction lot — bridging-only finance, 28-day completion
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
+£126/mo
Barely breaks even each month
Price vs market
Below market value
-20% vs 12 sold · interior unseen
Return · IRR
2.4%/yr
Modest annualised return
Cash left in
£72K
Stays in after refinancing at value
Price £110KCash to buy £92KReturn before costson price · Rent by the room22.64%5-yr return on cash 12%Rent est. £964 (£899–£1,034)
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: £899–£1,034/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£41,089–£76,699 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £82,500 loan + £1,000 booking fee
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.
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — +£126/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
10.52%
+£126
£92,135
12.3%
Low
Feasible
Housing-benefit rent
6.47%
-£185
£92,135
-7.9%
Med
Feasible
Council lease
0.00%
-£621
£92,135
-41.1%
Low
Feasible
Refurb & refinance
10.52%
+£126
£119,549
9.5%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£174
£193,899
-31%
Med
Feasible
Rent by the room
22.64%
-£398
£122,135
-11.0%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Staffordshire North
LHA monthly cap:
£593
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
+£351/mo cash flow vs Rent it out if converted to Rent by the room
26.18% Return before costs on price converted vs 10.52% as-is
Room mix (3 lettable rooms)
3× Double @ £692/mo
≈ £2,075/mo gross room income
As-is Rent it out
Monthly profit+£121
Return before costson price10.52%
Cash needed£39,398
If converted to Rent by the room
Monthly profit+£472
Return before costson price26.18%
Cash needed£55,398
Δ vs Rent it outMonthly profit+£351
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£35,043–£66,000full refurb + room split
⚠️ Capped at 60% of £110,000 asking (£66,000). Raw model: £41,850–£78,820. Verify with a surveyor before offering.
What's in this cost
Kitchen£7,235–£14,469
1 × bathroom£4,773–£8,750
Rewire£2,633–£4,607
Replumb£1,974–£3,949
Windows£6,582–£11,847
Paint + decor£4,607–£8,556
Flooring£7,240–£13,821
Based on 934 HMO comps within 533 m
Comparables
sold within 0.5 mi
Wide · CV 19.3%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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
Silverdale Primary Academy
Primary · Academy sponsor led · ST5 6PB
Good
Cedars - Newcastle, Moorlands and Darwin Bases
Not applicable · Pupil referral unit · ST5 6BX
Not rated
Knutton St Marys CofE Academy
Primary · Academy sponsor led · ST5 6EB
Not rated
St Luke's CofE (C) Primary School
Primary · Voluntary controlled school · ST5 6QJ
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£1,430/yr kept
Annual gross rent£11,568
Section 24 credit£0
Annual tax due£440
Post-tax Monthly profitannual£1,430
Exit costs
£11,299 after CGT
Projected sale price (5y · 2%/yr growth)£121,449
Capital gain (pre-CGT)£11,449
Sale costs (~2.5%)£3,036
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 profitafter CGT£11,299
Rates as of Oct 2024
Acquisition costs
£92,135cash needed
Purchase price£110,000
Deposit (25%)£27,500
Stamp duty+5% additional-property surcharge£5,500
Refurb£54,785
Legal + survey£1,700
Mortgage fees£2,650
Total cash neededdeposit + costs (loan covers the rest)£92,135
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
PROPERTYDESCRIPTION INVESTMENT OPPORTUNITY, SELECTIVE IMPROVEMENTS REQUIRED, CASH BUYERS PREFERRED.
This three bedroom end townhouse is situated in a popular residential location offering easy access to local amenities, schools, commuter and transport networks. The accommodation comprises, entrance hall, lounge, kitchen/diner, porch, cloakroom w/c, three bedrooms and a bathroom. Gas central heating and upvc double glazing. Externally there are generous size gardens to the f…
22.64%Rent by the room strategy — market rent unverified, verify locally.
Priced below market -20% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.52% Return before costs — above-market
22.6% Rent by the roomReturn before costs — conversion play
Price
£110K
20% below sold comps
Return before costs (best)
22.64%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £899–£1,034/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£41,089–£76,699 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £82,500 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Staffordshire North
LHA monthly cap:
£593
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
£11,568
£3,890
£5,363
£0
£440
£1,875
£1,875
Year 2
£11,915
£4,007
£5,363
£0
£484
£2,062
£3,937
Year 3
£12,272
£4,127
£5,363
£0
£529
£2,254
£6,191
Year 4
£12,641
£4,251
£5,363
£0
£575
£2,452
£8,643
Year 5
£13,020
£4,378
£5,363
£0
£623
£2,656
£11,299
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
Conversion£30,000
If converted
Gross / mo£2,075
Gross Rent by the room yield22.64%
What we verified
13 total
5107
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▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile3▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 mi
Wide · CV 19.3%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£1,073
Annual rental tax£355
CGT yr 5£0 · company level
5y net total£11,299
Acquisition costs
£92K
25% deposit£27,500
Stamp duty£5,500
Refurb£54,785
Legal + survey£1,700
Mortgage + broker£2,650
Cash needed£92,135
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
PROPERTYDESCRIPTION INVESTMENT OPPORTUNITY, SELECTIVE IMPROVEMENTS REQUIRED, CASH BUYERS PREFERRED.
This three bedroom end townhouse is situated in a popular residential location offering easy access to local amenities, schools, commuter and transport networks. The accommodation comprises, entrance hall, lounge, kitchen/diner, porch, cloakroom w/c, three bedrooms and a bathroom. Gas central heating and upvc double glazing. Externally there are generous size gardens to the f…