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Year 5 disposal
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26/ 100
Weak
6.73% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£85/mo — mildly negative — equity build may cover
- -1.1% 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
−£85/mo
You top up £85/mo
Price
£550K
No local sold comps to compare
Return · IRR
-1.1%/yr
Loses money over 5 years
Cash to get in
£215K
Deposit + fees + refurb
Return before costs on price · Rent by the room 6.73%5-yr return on cash 4%Rent est. £3,021 (£2,740–£3,331)
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: £2,740–£3,331/mo · n=36
Financing
DepositYour cash in — the rest is the mortgage25% · £137,500
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £412,500 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£85
after mortgage, operating costs & tax
Rent in£3,021/mo gross
£2,905/mo collected · £116/mo lost to voids
Where it goes
£2,234Mortgage£756Costs
Outgoings exceed rent — you top up £85/mo
Mortgage£2,234
Costs£756
Management£302
Maintenance£67
Insurance£40
CapEx reserve£151
Voids + council tax£7
Service charge + ground rent£84
Ltd co. accounts£104
Tax—
Shortfall−£85
Returns
Return before costs on price6.59%
Cash return on cash-0.48%
Gross margin£2,149
Cash needed£214,558
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.30
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 | £36,252 | £9,067 | £26,813 | £0 | £71 | £301 | £301 |
| Year 2 | £37,340 | £9,339 | £26,813 | £0 | £226 | £962 | £1,263 |
| Year 3 | £38,460 | £9,619 | £26,813 | £0 | £385 | £1,643 | £2,906 |
| Year 4 | £39,614 | £9,908 | £26,813 | £0 | £550 | £2,343 | £5,249 |
| Year 5 | £40,802 | £10,205 | £26,813 | £0 | £719 | £3,065 | £8,314 |
Disposal gain (gross)-£25,745
CGT£0
Net Disposal proceeds£592,063
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
955 yr
Ground rent
Doubling = lender risk
£50/yr
Service charge
Annual running cost
£960/yr
Extracted from listing description · verify with solicitor
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 cohortBA1 · 4 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bath · 4.4 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
4-bed · 3-bath · 1170 sqft
£35k–£68k
£ per sqft
building cost only
£30–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history88d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — -£71/mo · £14/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 | 6.59% | -£85 | £214,558 | 3.9% | Low | Feasible |
| Housing-benefit rent | 4.23% | -£1,083 | £214,558 | -23.9% | Med | Feasible |
| Council lease | 0.00% | -£2,530 | £214,558 | -71.2% | Low | Feasible |
| Refurb & refinance | 6.59% | -£85 | £249,841 | 3.3% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 9.55% | -£71 | £214,558 | 1.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£295 | £625,591 | 5% | Med | Feasible |
| Rent by the room | 6.73% | -£2,288 | £248,558 | -49.1% | — | Feasible |
Short-let (SA) context296 active short-lets nearby
Short-let market context
- 296 active short-let listings in this postcode
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
Local lettings demandby strategyLive area data
Short-stay let82% occupancy
£176/night ADR
Based on 51 short-let comps nearby
Rent by the room conversion upside
-£1,217/mo cash flow vs Rent it out if converted to Rent by the room
5.24% Return before costs on price converted vs 6.59% as-is
Room mix (4 lettable rooms)
2× Double @ £792/mo1× Single @ £626/mo1× En-suite @ £876/mo
≈ £3,086/mo gross room income
As-is Rent it out
Monthly profit+£81
Return before costs on price6.59%
Cash needed£149,398
If converted to Rent by the room
Monthly profit-£1,136
Return before costs on price5.24%
Cash needed£165,398
Δ vs Rent it out Monthly profit-£1,217
Show conversion detail
Conversion cost estimate
£26,400
Range: £19,200 – £36,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£79,590–£150,755full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 3 × bathroom£19,350–£35,475
- Rewire£5,200–£10,400
- Replumb£3,900–£9,100
- Windows£13,000–£24,700
- Paint + decor£11,700–£20,800
- Flooring£16,900–£31,200
Based on 1332 HMO comps within 803 m
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£36,252
Section 24 credit£0
Annual tax due£71
Post-tax Monthly profit annual-£1,093
Exit costs
Projected sale price (5y · 2%/yr growth)£607,244
Capital gain (pre-CGT)£57,244
Sale costs (~2.5%)£15,181
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£8,314
Rates as of Oct 2024
Acquisition costs
£214,558cash neededPurchase price£550,000
Deposit (25%)£137,500
Stamp duty+5% additional-property surcharge£45,000
Refurb£19,458
Legal + survey£3,350
Mortgage fees£9,250
Total cash neededdeposit + costs (loan covers the rest)£214,558
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Arranged over the lower three floors of a former semi-detached Edwardian house, this character filled property provides a practical layout well suited to shared living or could be a great family home. The main living room is bright and welcoming, with high ceilings and tall sash windows creating a comfortable space for relaxing and socialising. The open plan fitted kitchen and large dining area sits alongside, offering a functional setup for everyday use with plenty storage s…
Floor plans
Nearby active comparables7 rentals · 5 deals
Comparable rentals
BA1 · same beds + typeMedian nearby: £2,720/mo · 5 of 7 already let-£301 vs our est
- Paragon, BathLet4b£3,350/moMay 2026
- Burlington Street, Bath, BA1Let4b£2,720/moMay 2026
- Grosvenor Place, Bath4b£2,200/moMay 2026
- Kingsmead Street, Bath, BA1Let4b£1,600/moMay 2026
- Kingsmead Street, Bath, Somerset, BA14b£2,600/moMay 2026
- Burlington Street, Bath BA1Let4b£2,720/moApr 2026
- F2, 7 Piccadilly Place, Bath BA1Let4b£4,051/moNov 2025
Listing metaonthemarket · Reside Bath - Bath
About this listing
88 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£85
Cash needed
£215K
Return after costs
-0.48%
IRR
-1.10%
Listed 88d ago
Combe Park, Bath, BA1, Bath, BA1
flat · 4 bed · 3 bath
£550,000
est £3,021 · 6.59% gross
Leasehold 955yrEPC D
1 / 5
26/100
Marginal
6.73% Rent by the room strategy — market rent unverified, verify locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£550K
Return before costs (best)
6.73%
Rent by the room
Bedrooms
4
3 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
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: £2,740–£3,331/mo · n=36
Financing
DepositYour cash in — the rest is the mortgage25% · £137,500
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £412,500 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£85
after mortgage, operating costs & tax
Rent in£3,021/mo gross
£2,905/mo collected · £116/mo lost to voids
Where it goes
£2,234Mortgage£756Costs
Outgoings exceed rent — you top up £85/mo
Mortgage£2,234
Costs£756
Management£302
Maintenance£67
Insurance£40
CapEx reserve£151
Voids + council tax£7
Service charge + ground rent£84
Ltd co. accounts£104
Tax—
Shortfall−£85
Returns
Return before costs on price6.59%
Cash return on cash-0.48%
Gross margin£2,149
Cash needed£214,558
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.30
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context296 active short-lets nearby
Short-let market context
- 296 active short-let listings in this postcode
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 | £36,252 | £9,067 | £26,813 | £0 | £71 | £301 | £301 |
| Year 2 | £37,340 | £9,339 | £26,813 | £0 | £226 | £962 | £1,263 |
| Year 3 | £38,460 | £9,619 | £26,813 | £0 | £385 | £1,643 | £2,906 |
| Year 4 | £39,614 | £9,908 | £26,813 | £0 | £550 | £2,343 | £5,249 |
| Year 5 | £40,802 | £10,205 | £26,813 | £0 | £719 | £3,065 | £8,314 |
Rent by the room upside
What we verified
7106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remainingFreehold
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
Service chargeReduces net yield£960/yr
Ground rentDoubling clauses kill mortgageability£50/yr
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,363
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£8,314
Acquisition costs
25% deposit£137,500
Stamp duty£45,000
Refurb£19,458
Legal + survey£3,350
Mortgage + broker£9,250
Cash needed£214,558
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 copyOnTheMarket
Arranged over the lower three floors of a former semi-detached Edwardian house, this character filled property provides a practical layout well suited to shared living or could be a great family home. The main living room is bright and welcoming, with high ceilings and tall sash windows creating a comfortable space for relaxing and socialising. The open plan fitted kitchen and large dining area sits alongside, offering a functional setup for everyday use with plenty storage s…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice