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Year 5 disposal
BMV -18%
⊞ View all 20
35/ 100
Weak
6.74% return before costs — verify the rent + comps locally.
Why it works
- Priced below market -18% vs 12 nearby sold (last 12 mo) — instant equity
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£103/mo — mildly negative — equity build may cover
- -1.4% 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
−£103/mo
You top up £103/mo
Price vs market
Below market value
-18% vs 12 sold · interior unseen
Return · IRR
-1.4%/yr
Loses money over 5 years
Cash left in
£43K
Stays in after refinancing at value
Price £190KCash to buy £75KReturn before costs on price 6.74%5-yr return on cash -2%Rent est. £1,067 (£982–£1,159)
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: £982–£1,159/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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 sub-£200K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£103
after mortgage, operating costs & tax
Rent in£1,067/mo gross
£1,026/mo collected · £41/mo lost to voids
Where it goes
£772Mortgage£357Costs
Outgoings exceed rent — you top up £103/mo
Mortgage£772
Costs£357
Management£107
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£103
Returns
Return before costs on price6.74%
Cash return on cash-1.66%
Gross margin£669
Cash needed£74,614
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.33
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 | £12,804 | £4,289 | £9,263 | £0 | £0 | -£748 | -£748 |
| Year 2 | £13,188 | £4,418 | £9,263 | £0 | £0 | -£492 | -£1,240 |
| Year 3 | £13,584 | £4,550 | £9,263 | £0 | £0 | -£229 | -£1,469 |
| Year 4 | £13,991 | £4,687 | £9,263 | £0 | £8 | £34 | -£1,435 |
| Year 5 | £14,411 | £4,827 | £9,263 | £0 | £61 | £260 | -£1,175 |
Disposal gain (gross)-£8,733
CGT£0
Net Disposal proceeds£204,531
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band C
MEES 2030 compliance
C required for new tenancies
PASS
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 profileMixed demand
Tenant profilelikely cohortDE21 7RG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Nottingham · 13.4 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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
2-bed · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history169d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£125,000 in 2014 → £190,000 asking
+52.0%in 12y
- 2014£125,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£41/mo · £144/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.74% | -£103 | £74,614 | -1.6% | Low | Feasible |
| Housing-benefit rent | 3.75% | -£529 | £74,614 | -37.4% | Med | Feasible |
| ⭐ Council lease | 6.74% | +£41 | £74,614 | 6.6% | Low | Feasible |
| Refurb & refinance | 6.74% | -£103 | £88,420 | -1.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £217,570 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +800% 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
+£298/mo cash flow vs Rent it out if converted to Rent by the room
15.16% Return before costs on price converted vs 6.74% as-is
🔓 +1 bedroom potential
high confidence2 → 3 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the EPC certificate — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 4 habitable rooms (2 beds + 2 reception(s)) in 61 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 lettable rooms (0 double, 1 single); sized to Derby adopted standard (8/12 m²; Amenities and Space Standards for Houses in Multiple Occupation, Derby City Council (revised June 2026); own bedroom sizes formally adopted 25 Aug 2021)
🔒 Room-add markup · Pro
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 Derby'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-£79
Return before costs on price6.74%
Cash needed£59,398
If converted to Rent by the room
Monthly profit+£219
Return before costs on price15.16%
Cash needed£75,398
Δ vs Rent it out Monthly profit+£298
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miWide · CV 28.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodAsterdale Primary SchoolPrimary · Academy converter · DE21 7PH
- GoodBorrow Wood Primary SchoolPrimary · Academy converter · DE21 7QW
- GoodSt Werburgh's CofE Primary SchoolPrimary · Academy converter · DE21 7LL
- Not ratedSpringfield Primary SchoolPrimary · Academy converter · DE21 7AB
- Not ratedWest Park SchoolSecondary · Academy converter · DE21 7BT
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£12,804
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,240
Exit costs
Projected sale price (5y · 2%/yr growth)£209,775
Capital gain (pre-CGT)£19,775
Sale costs (~2.5%)£5,244
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-£1,175
Rates as of Oct 2024
Acquisition costs
£74,614cash neededPurchase price£190,000
Deposit (25%)£47,500
Stamp duty+5% additional-property surcharge£10,800
Refurb£10,764
Legal + survey£1,700
Mortgage fees£3,850
Total cash neededdeposit + costs (loan covers the rest)£74,614
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Located within the sought-after area of Spondon, this well-presented semi-detached bungalow offers comfortable single-storey living, ideal for a range of buyers including downsizers, first-time buyers, or those seeking a manageable and well-positioned home.
The property benefits from a generous driveway to the front elevation, providing ample off-road parking and a welcoming approach. Internally, the accommodation is well laid out and thoughtfully arranged to maximise both s…
Floor plans
Listing metarightmove · haart
About this listing
169 days · RightmovePrice history
5-year price trend
Monthly profit
−£103
Cash needed
£75K
Return after costs
-1.66%
IRR
-1.35%
Listed 169d ago
3, BEAUMARIS COURT, SPONDON, DERBY, DE21 7RG
bungalow · 2 bed · 1 bath · 657 sqft (EPC)
£190,000
est £1,067 · 6.74% gross
EPC C
Priced below market
1 / 20
35/100
Marginal
6.74% — verify the rent + comps locally.
Priced below market -18% vs 12 nearby sold (last 12 mo)
Price
£190K
18% below sold comps
Return before costs
6.74%
est rent £1,067/monot enough comparablesRange £982–£1,159/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £982–£1,159/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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 sub-£200K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£103
after mortgage, operating costs & tax
Rent in£1,067/mo gross
£1,026/mo collected · £41/mo lost to voids
Where it goes
£772Mortgage£357Costs
Outgoings exceed rent — you top up £103/mo
Mortgage£772
Costs£357
Management£107
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£103
Returns
Return before costs on price6.74%
Cash return on cash-1.66%
Gross margin£669
Cash needed£74,614
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.33
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +800% 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 | £12,804 | £4,289 | £9,263 | £0 | £0 | -£748 | -£748 |
| Year 2 | £13,188 | £4,418 | £9,263 | £0 | £0 | -£492 | -£1,240 |
| Year 3 | £13,584 | £4,550 | £9,263 | £0 | £0 | -£229 | -£1,469 |
| Year 4 | £13,991 | £4,687 | £9,263 | £0 | £8 | £34 | -£1,435 |
| Year 5 | £14,411 | £4,827 | £9,263 | £0 | £61 | £260 | -£1,175 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
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 heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 28.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,853
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,175
Acquisition costs
25% deposit£47,500
Stamp duty£10,800
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£3,850
Cash needed£74,614
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
Located within the sought-after area of Spondon, this well-presented semi-detached bungalow offers comfortable single-storey living, ideal for a range of buyers including downsizers, first-time buyers, or those seeking a manageable and well-positioned home.
The property benefits from a generous driveway to the front elevation, providing ample off-road parking and a welcoming approach. Internally, the accommodation is well laid out and thoughtfully arranged to maximise both s…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice