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Year 5 disposal
38/ 100
Weak
12.46% Rent by the room return before costs — verify the rent + comps locally.
Why it works
- 7.73% return before costs — above-market
- 12.5% Rent by the room return before costs (net 7.60% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Tenanted in situ — instant Monthly profit from completion
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£895/mo — heavily negative — needs monthly capital injection
- -8.5% 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
−£895/mo
You top up £895/mo
Price
£232K
No local sold comps to compare
Return · IRR
-8.5%/yr
Loses money over 5 years
Cash to get in
£123K
Deposit + fees + refurb
Return before costs on price · Rent by the room 12.46%5-yr return on cash -34%Rent est. £1,494 (£1,307–£1,708)
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
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: £1,307–£1,708/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £58,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£61,321–£114,465 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £174,000 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 £200K–£400K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
+£82
after mortgage, operating costs & tax
Rent in£1,494/mo gross
£1,437/mo collected · £57/mo lost to voids
Where it goes
£906Mortgage£429Costs
£82/mo left as profit · 6% of rent kept
Mortgage£906
Costs£429
Management£149
Maintenance£67
Insurance£28
CapEx reserve£75
Voids + council tax£6
Ltd co. accounts£104
Tax£19
Profit+£82
Returns
Return before costs on price7.73%
Cash return on cash0.62%
Gross margin£1,008
Cash needed£159,681
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.52
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £28,896 | £26,544 | £10,875 | £0 | £0 | -£8,523 | -£8,523 |
| Year 2 | £29,763 | £27,340 | £10,875 | £0 | £0 | -£8,453 | -£16,976 |
| Year 3 | £30,656 | £28,161 | £10,875 | £0 | £0 | -£8,380 | -£25,355 |
| Year 4 | £31,575 | £29,005 | £10,875 | £0 | £0 | -£8,305 | -£33,660 |
| Year 5 | £32,523 | £29,876 | £10,875 | £0 | £0 | -£8,228 | -£41,888 |
Disposal gain (gross)-£41,492
CGT£0
Net Disposal proceeds£249,743
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
Area
Flood riskNo location
Crime riskNo location
SchoolsNo postcode
Investor
Tenant profileUnknown
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
4-bed · 1-bath · 958 sqft
£24k–£48k
£ per sqft
building cost only
£25–£50
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,706–£12,454
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,538–£20,118
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingAlready licensed
Price & sale history162d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£190,000 in 2018 → £232,000 asking
+22.1%in 8y
- 2018£190,000+52.1% in 12y
- 2006£124,950—
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 — +£82/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 | 7.73% | +£82 | £159,681 | 6.8% | Low | Feasible |
| Housing-benefit rent | 5.98% | -£245 | £159,681 | -4.1% | Med | Feasible |
| Council lease | 0.00% | -£1,105 | £159,681 | -42.0% | Low | Feasible |
| Refurb & refinance | 7.73% | +£82 | £203,985 | 5.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £361,905 | -22% | Med | Feasible |
| Rent by the room | 12.46% | -£895 | £122,715 | -34.1% | — | Feasible |
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
+£3/mo cash flow vs Rent it out if converted to Rent by the room
12.41% Return before costs on price converted vs 7.73% as-is
£232k → 6-bed HMO @ ~£565/room: £3,124 pcm gross, ~£1,790 pcm net (7.4% net on £292k all-in incl. ~£44k works); needs +2 bathrooms; GDV ~£253k → refinance releases ~£16k (~£103k left in)
medium confidence
Unlocks ~£14,448/yr extra rent
4 → 6 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
floorplan shows 7 habitable rooms (4 beds + 3 reception(s)) in 88 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms (incl. the garage — convertible to a bedroom or the communal area); sized to West Northamptonshire adopted standard (6.51/10.22 m²; Northampton BC Landlord's Guide to Amenities and Facilities for HMOs (adopted for Northampton & Daventry area; legacy district standards under review for unification)); adds ~£1,204/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 6 bed HMO+2 singles
HMO licence+2 bathroom needed
Sized to West Northamptonshire'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.
Room mix (4 lettable rooms)
2× Double @ £609/mo1× Single @ £510/mo1× En-suite @ £679/mo
≈ £2,408/mo gross room income
As-is Rent it out
Monthly profit+£84
Return before costs on price7.73%
Cash needed£69,898
If converted to Rent by the room
Monthly profit+£86
Return before costs on price12.41%
Cash needed£85,898
Δ vs Rent it out Monthly profit+£3
+2 rooms (6 total)
Monthly profit+£796
Return before costs on price18.68%
Cash needed£105,898
Extra rent+£1,204/mo
Show conversion detail
Conversion cost estimate
£30,000
Range: £24,000 – £38,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Blocked — over-concentration · 25% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- BLOCK: HMO concentration ~8.0% within 50m would exceed the 10% policy threshold (2 known HMOs nearby)
- local council HMO approval rate 83% (446 decisions)
2 known HMOs within 50 m · ≈8.0% within 50 m vs 10% policy — ⚠ adding an HMO may breach the council saturation policy
£47,870–£90,000full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,832–£6,706
- Replumb£2,874–£5,748
- Windows£9,580–£17,244
- Paint + decor£6,706–£12,454
- Flooring£10,538–£20,118
Based on 1423 HMO comps within 751 m
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score100 / 100
Citywide Article 4 (West Northamptonshire)
2 known HMOs within 50 m · ≈8.0% within 50 m vs 10% policy
⚠ Over the HMO saturation threshold here — a new HMO may be refused.
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- GoodStimpson Avenue AcademyPrimary · Academy sponsor led · NN1 4LR
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£17,928
Section 24 credit£0
Annual tax due£362
Post-tax Monthly profit annual£854
Exit costs
Projected sale price (5y · 2%/yr growth)£256,147
Capital gain (pre-CGT)£24,147
Sale costs (~2.5%)£6,404
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£10,919
Rates as of Oct 2024
Acquisition costs
£122,715cash neededPurchase price£232,000
Deposit (25%)£58,000
Stamp duty+5% additional-property surcharge£13,740
Refurb£43,795
Legal + survey£1,700
Mortgage fees£4,480
Total cash neededdeposit + costs (loan covers the rest)£122,715
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
*FOR MORE INFO PEASE 'READ FULL DESCRIPTION'
Entrance Hall Entered via a timber front door, carpet, radiator, door to bedroom 4, door to living room and stairs to the first floor.
Bedroom 4 3.11m x 3.77m (10'2 x 11'1) Carpet, radiator and double glazed bay window to the front.
Living Room 3.60m x 3.43m (11'10 x 11'3) Stripped floorboards, decorative fireplace, radiator, double glazed window to the rear, TV point and door to the kitchen.
Kitchen 3.28m x 2.42m (10…
Listing metarightmove · Good Choice Property Sales
About this listing
162 days · RightmovePrice history
No price history available.
Monthly profit
+£82
Cash needed
£160K
Return after costs
0.62%
IRR
1.32%
Listed 162d ago
4 bedroom house of multiple occupation for sale
✓ Verified address
house of multiple occupation · 4 bed · 1 bath · 958 sqft
£232,000
est £1,494 · 7.73% gross
EPC D
38/100
Marginal
12.46% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.73% Return before costs — above-market
12.5% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£232K
Return before costs (best)
12.46%
Rent by the room
Bedrooms
4
1 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
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: £1,307–£1,708/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £58,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£61,321–£114,465 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £174,000 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 £200K–£400K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
+£82
after mortgage, operating costs & tax
Rent in£1,494/mo gross
£1,437/mo collected · £57/mo lost to voids
Where it goes
£906Mortgage£429Costs
£82/mo left as profit · 6% of rent kept
Mortgage£906
Costs£429
Management£149
Maintenance£67
Insurance£28
CapEx reserve£75
Voids + council tax£6
Ltd co. accounts£104
Tax£19
Profit+£82
Returns
Return before costs on price7.73%
Cash return on cash0.62%
Gross margin£1,008
Cash needed£159,681
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.52
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £17,928 | £5,147 | £10,875 | £0 | £362 | £1,544 | £1,544 |
| Year 2 | £18,466 | £5,302 | £10,875 | £0 | £435 | £1,854 | £3,398 |
| Year 3 | £19,020 | £5,461 | £10,875 | £0 | £510 | £2,174 | £5,572 |
| Year 4 | £19,590 | £5,624 | £10,875 | £0 | £587 | £2,504 | £8,076 |
| Year 5 | £20,178 | £5,793 | £10,875 | £0 | £667 | £2,843 | £10,919 |
Rent by the room upside
What we verified
5104
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedAlready licensed
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 · monthlyNo location
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyNo location
Investor profile▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
TenantMonthly profit from day oneIn situ
Comparables
sold within 0.5 miLoading nearby sold…
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,175
Annual rental tax£231
CGT yr 5£0 · company level
5y net total£10,919
Acquisition costs
25% deposit£58,000
Stamp duty£13,740
Refurb£81,761
Legal + survey£1,700
Mortgage + broker£4,480
Cash needed£159,681
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
*FOR MORE INFO PEASE 'READ FULL DESCRIPTION'
Entrance Hall Entered via a timber front door, carpet, radiator, door to bedroom 4, door to living room and stairs to the first floor.
Bedroom 4 3.11m x 3.77m (10'2 x 11'1) Carpet, radiator and double glazed bay window to the front.
Living Room 3.60m x 3.43m (11'10 x 11'3) Stripped floorboards, decorative fireplace, radiator, double glazed window to the rear, TV point and door to the kitchen.
Kitchen 3.28m x 2.42m (10…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice