13.95% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
10.47% return before costs — above-market
13.9% Rent by the room return before costs (net 7.18% after CapEx + bills) — conversion play
Priced below market -46% 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
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
+£181/mo
Barely breaks even each month
Price vs market
Below market value
-46% vs 12 sold · interior unseen
Return · IRR
4.1%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £140KCash to buy £62KReturn before costson price · Rent by the room13.95%5-yr return on cash 25%Rent est. £1,221 (£1,142–£1,305)
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: £1,142–£1,305/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £105,000 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.
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£133,000 in 2007 → £140,000 asking
+5.3%in 19y
2007£133,000—
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 ⭐
⭐Rent it out wins — +£181/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
10.47%
+£181
£62,211
25.2%
Low
Feasible
Housing-benefit rent
6.93%
-£165
£62,211
-7.2%
Med
Feasible
Council lease
0.00%
-£760
£62,211
-74.4%
Low
Feasible
Refurb & refinance
10.47%
+£181
£75,255
20.9%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£191
£170,155
-0%
Med
Feasible
Rent by the room
13.95%
-£683
£88,211
-37.8%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £808/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Peterborough
LHA monthly cap:
£808
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
+£182/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 10.47% as-is
Room mix (3 lettable rooms)
1× Double @ £571/mo1× Single @ £449/mo1× En-suite @ £608/mo
≈ £1,628/mo gross room income
As-is Rent it out
Monthly profit+£195
Return before costson price10.47%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costson price20.57%
Cash needed£62,898
Δ vs Rent it outMonthly profit+£182
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£44,691–£84,000full refurb + room split
⚠️ Capped at 60% of £140,000 asking (£84,000). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
Kitchen£7,882–£15,764
1 × bathroom£5,200–£9,533
Rewire£3,613–£6,322
Replumb£2,709–£5,419
Windows£9,031–£16,256
Paint + decor£6,322–£11,741
Flooring£9,934–£18,966
Based on 353 HMO comps within 2.1 km
Comparables
sold within 0.5 mi
Wide · CV 33.7%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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
Farcet CofE (C) Primary School
Primary · Academy sponsor led · PE7 3AR
Good
Fourfields Community Primary School
Primary · Community school · PE7 3ZT
Good
Stilton Church of England Primary Academy
Primary · Academy sponsor led · PE7 3RF
Good
William de Yaxley Church of England Academy
Primary · Academy sponsor led · PE7 3JL
Good
Yaxley Infant School
Primary · Community school · PE7 3LU
Good
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£2,071/yr kept
Annual gross rent£14,652
Section 24 credit£0
Annual tax due£618
Post-tax Monthly profitannual£2,071
Exit costs
£15,695 after CGT
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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£15,695
Rates as of Oct 2024
Acquisition costs
£62,211cash needed
Purchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£15,111
Legal + survey£1,700
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£62,211
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUMMARY
A Great Investment this Vacant Three-Bedroom Semi-Detached Home in need of Renovation, SOLD AS SEEN with No-Upward Chain, in brief it includes Two Reception Rooms, Downstairs Cloakroom, Kitchen, Generous Rear Garden, Off Road Parking.
DESCRIPTION
SOLD AS SEEN this Vacant Semi-Detached Home is in need of RENOVATION sits on a corner plot in a popular area of Yaxley in easy access to local shops and schools, in brief the accommodation comprises of Entrance Hall, Downsta…
13.95%Rent by the room strategy — market rent unverified, verify locally.
Priced below market -46% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.47% Return before costs — above-market
13.9% Rent by the roomReturn before costs — conversion play
Price
£140K
46% below sold comps
Return before costs (best)
13.95%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
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: £1,142–£1,305/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £105,000 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £808/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Peterborough
LHA monthly cap:
£808
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
£14,652
£4,575
£6,825
£0
£618
£2,634
£2,634
Year 2
£15,092
£4,712
£6,825
£0
£675
£2,880
£5,514
Year 3
£15,544
£4,853
£6,825
£0
£735
£3,131
£8,645
Year 4
£16,011
£4,999
£6,825
£0
£795
£3,392
£12,036
Year 5
£16,491
£5,149
£6,825
£0
£858
£3,659
£15,695
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
Conversion£26,000
If converted
Gross / mo£1,628
Gross Rent by the room yield13.95%
What we verified
12 total
5007
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 profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Wide · CV 33.7%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£1,365
Annual rental tax£511
CGT yr 5£0 · company level
5y net total£15,695
Acquisition costs
£62K
25% deposit£35,000
Stamp duty£7,300
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£3,100
Cash needed£62,211
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
SUMMARY
A Great Investment this Vacant Three-Bedroom Semi-Detached Home in need of Renovation, SOLD AS SEEN with No-Upward Chain, in brief it includes Two Reception Rooms, Downstairs Cloakroom, Kitchen, Generous Rear Garden, Off Road Parking.
DESCRIPTION
SOLD AS SEEN this Vacant Semi-Detached Home is in need of RENOVATION sits on a corner plot in a popular area of Yaxley in easy access to local shops and schools, in brief the accommodation comprises of Entrance Hall, Downsta…