-3.4% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£170/mo
You top up £170/mo
Price
£130K
No local sold comps to compare
Return · IRR
-3.4%/yr
Loses money over 5 years
Cash to get in
£56K
Deposit + fees + refurb
Return before costson price6.69%5-yr return on cash -13%Rent est. £725 (£675–£779)
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: £675–£779/mo · n=125
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £97,500 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.
Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,700–£14,700
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history173d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£38,000 in 1995 → £130,000 asking
+242.1%in 31y
1995£38,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — -£64/mo · £107/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
6.69%
-£170
£55,710
-12.8%
Low
Feasible
Housing-benefit rent
4.14%
-£427
£55,710
-41.3%
Med
Feasible
⭐ Council lease
6.69%
-£64
£55,710
-3.7%
Low
Feasible
Refurb & refinance
6.69%
-£170
£66,994
-10.6%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£224
£155,044
1%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Barnsley · cap £449/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Barnsley
LHA monthly cap:
£449
Scheme type:
leasing
Premium:
+1000% 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 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
+£531/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 6.69% as-is
🔓 +1 bedroom potential
medium confidence
2 → 3 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
EPC shows 4 habitable rooms (2 beds + 2 reception(s)) in 60 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 lettable rooms; sized to Barnsley adopted standard (6.51/10.22 m²; Barnsley MBC Amenity Standards for HMOs (Sept 2022)); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
2 → 3 bed HMO+1 single
✓Sized to Barnsley'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.
As-is Rent it out
Monthly profit-£122
Return before costson price6.69%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costson price22.15%
Cash needed£60,398
Δ vs Rent it outMonthly profit+£531
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£46,200
Range: £39,900 – £54,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£40,900–£75,900full refurb + room split
What's in this cost
Kitchen£9,000–£18,000
1 × bathroom£6,000–£11,000
Rewire£2,800–£4,900
Replumb£2,100–£4,200
Windows£7,000–£12,600
Paint + decor£5,600–£9,800
Flooring£8,400–£15,400
Comparables
sold within 0.5 mi
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 & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
Sandhill Primary School
Primary · Academy converter · S72 0EQ
Good
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£2,043/yr kept
Annual gross rent£8,700
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£2,043
Exit costs
-£7,109 after CGT
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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-£7,109
Rates as of Oct 2024
Acquisition costs
£55,710cash needed
Purchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£11,960
Legal + survey£1,700
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£55,710
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Offered with NO UPWARDS CHAIN, located on the outskirts of open countryside, a two double bedroom bungalow with south facing gardens off road parking and a detached garage.
The accommodation includes a breakfast kitchen and a generous lounge, two double bedrooms and a shower room.
The property is within walking distance of local services and whilst positioned within a semi rural village is only a short drive from the M1 motorway network.
22, CRABTREE DRIVE, GREAT HOUGHTON, BARNSLEY, S72 0AF
detached · 2 bed · 1 bath · 646 sqft (EPC)
Agent listing: 700 sqft (+8%)
£130,000
est £725 · 6.69% gross
EPC C
1 / 14
27/100
Marginal
6.69% — verify the rent + comps locally.
6.69% Return before costs — around the area average for this property type.
Monthly profit −£170/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£130K
Return before costs
6.69%
est rent £725/monot enough comparablesRange £675–£779/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
Energy rating
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: £675–£779/mo · n=125
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £97,500 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Barnsley · cap £449/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Barnsley
LHA monthly cap:
£449
Scheme type:
leasing
Premium:
+1000% 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
£8,700
£4,071
£6,338
£0
£0
-£1,708
-£1,708
Year 2
£8,961
£4,193
£6,338
£0
£0
-£1,569
-£3,277
Year 3
£9,230
£4,318
£6,338
£0
£0
-£1,426
-£4,703
Year 4
£9,507
£4,448
£6,338
£0
£0
-£1,279
-£5,982
Year 5
£9,792
£4,581
£6,338
£0
£0
-£1,127
-£7,109
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
4206
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingC
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 profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
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£1,268
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,109
Acquisition costs
£56K
25% deposit£32,500
Stamp duty£6,600
Refurb£11,960
Legal + survey£1,700
Mortgage + broker£2,950
Cash needed£55,710
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
Offered with NO UPWARDS CHAIN, located on the outskirts of open countryside, a two double bedroom bungalow with south facing gardens off road parking and a detached garage.
The accommodation includes a breakfast kitchen and a generous lounge, two double bedrooms and a shower room.
The property is within walking distance of local services and whilst positioned within a semi rural village is only a short drive from the M1 motorway network.