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Year 5 disposal
⊞ View all 5
65/ 100
Solid
Real 7.54% return before costs with manageable risks.
Why it works
- 7.54% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£5/mo — mildly negative — equity build may cover
- 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
−£5/mo
You top up £5/mo
Price
£185K
No local sold comps to compare
Return · IRR
0.6%/yr
Modest annualised return
Cash to get in
£122K
Deposit + fees + refurb
Return before costs on price 7.54%5-yr return on cash 4%Rent est. £1,162 (£1,049–£1,287)
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: £1,049–£1,287/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
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 (£44,805–£83,636 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £138,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£5
after mortgage, operating costs & tax
Rent in£1,162/mo gross
£1,117/mo collected · £45/mo lost to voids
Where it goes
£752Mortgage£370Costs
Outgoings exceed rent — you top up £5/mo
Mortgage£752
Costs£370
Management£116
Maintenance£67
Insurance£20
CapEx reserve£58
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£5
Returns
Return before costs on price7.54%
Cash return on cash-0.05%
Gross margin£747
Cash needed£121,915
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.49
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 | £13,944 | £4,444 | £9,019 | £0 | £91 | £390 | £390 |
| Year 2 | £14,362 | £4,577 | £9,019 | £0 | £146 | £620 | £1,010 |
| Year 3 | £14,793 | £4,715 | £9,019 | £0 | £201 | £859 | £1,869 |
| Year 4 | £15,237 | £4,856 | £9,019 | £0 | £259 | £1,103 | £2,972 |
| Year 5 | £15,694 | £5,002 | £9,019 | £0 | £318 | £1,355 | £4,328 |
Disposal gain (gross)-£57,741
CGT£0
Net Disposal proceeds£199,149
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
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 ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand 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 profileFamily let
Tenant profilelikely cohortS60 · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Sheffield Hallam · 7.6 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 1185 sqft
£28k–£56k
£ per sqft
building cost only
£24–£47
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£8,295–£15,405
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,035–£24,885
Guide rates · UK May 2026
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 history47d on marketno cuts yet
Strategy matrix
Rent it out wins — -£5/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 | 7.54% | -£5 | £121,915 | 3.5% | Low | Feasible |
| Housing-benefit rent | 5.66% | -£296 | £121,915 | -9.7% | Med | Feasible |
| Council lease | 0.00% | -£943 | £121,915 | -47.0% | Low | Feasible |
| Refurb & refinance | 7.54% | -£5 | £155,061 | 2.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £280,786 | -20% | Med | Feasible |
| Rent by the room | 9.28% | -£369 | £121,915 | -11.2% | — | 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
+£221/mo cash flow vs Rent it out if converted to Rent by the room
15.57% Return before costs on price converted vs 7.54% as-is
As-is Rent it out
Monthly profit+£14
Return before costs on price7.54%
Cash needed£58,148
If converted to Rent by the room
Monthly profit+£235
Return before costs on price15.57%
Cash needed£74,148
Δ vs Rent it out Monthly profit+£221
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£58,845–£108,395full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£4,740–£8,295
- Replumb£3,555–£7,110
- Windows£11,850–£21,330
- Paint + decor£9,480–£16,590
- Flooring£14,220–£26,070
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£13,944
Section 24 credit£0
Annual tax due£91
Post-tax Monthly profit annual-£146
Exit costs
Projected sale price (5y · 2%/yr growth)£204,255
Capital gain (pre-CGT)£19,255
Sale costs (~2.5%)£5,106
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£4,328
Rates as of Oct 2024
Acquisition costs
£121,915cash neededPurchase price£185,000
Deposit (25%)£46,250
Stamp duty+5% additional-property surcharge£10,450
Refurb£59,740
Legal + survey£1,700
Mortgage fees£3,775
Total cash neededdeposit + costs (loan covers the rest)£121,915
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
3 bed semi-detached house for sale in Treeton, Rotherham, S60
ASKING PRICE: £195,000
Comfortable and thoughtfully renovated
Set at the edge of the village, this turnkey, 110-square-metre semi-detached house offers more than just comfort. It is a thoughtfully upgraded space with features that are rarely found together in homes of this size and price. Every improvement has been made with long-term practicality and quiet enjoyment in mind.
The property comprises
Front Yard…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
S60 · same beds + typeMedian nearby: £1,300/mo · 1 of 1 already let+£138 vs our est
- Broom Drive, Rotherham, S60Let3b£1,300/moMay 2026
Listing metaonthemarket · Reeds Rains - Rotherham
About this listing
47 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£5
Cash needed
£122K
Return after costs
-0.05%
IRR
0.61%
Listed 47d ago
Treetown Crescent, Treeton, Rotherham, South Yorkshire, S60, Rotherham, S60
semi-detached · 3 bed · 1 bath · 1,185 sqft
£185,000
est £1,162 · 7.54% gross
EPC C
1 / 5
65/100
Solid
Real 7.54% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.54% Return before costs — above-market
Price
£185K
Return before costs
7.54%
est rent £1,162/monot enough comparablesRange £1,049–£1,287/mo (Q1–Q3)
Bedrooms
3
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: £1,049–£1,287/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
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 (£44,805–£83,636 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £138,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£5
after mortgage, operating costs & tax
Rent in£1,162/mo gross
£1,117/mo collected · £45/mo lost to voids
Where it goes
£752Mortgage£370Costs
Outgoings exceed rent — you top up £5/mo
Mortgage£752
Costs£370
Management£116
Maintenance£67
Insurance£20
CapEx reserve£58
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£5
Returns
Return before costs on price7.54%
Cash return on cash-0.05%
Gross margin£747
Cash needed£121,915
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.49
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 | £13,944 | £4,444 | £9,019 | £0 | £91 | £390 | £390 |
| Year 2 | £14,362 | £4,577 | £9,019 | £0 | £146 | £620 | £1,010 |
| Year 3 | £14,793 | £4,715 | £9,019 | £0 | £201 | £859 | £1,869 |
| Year 4 | £15,237 | £4,856 | £9,019 | £0 | £259 | £1,103 | £2,972 |
| Year 5 | £15,694 | £5,002 | £9,019 | £0 | £318 | £1,355 | £4,328 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 / 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£1,804
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£4,328
Acquisition costs
25% deposit£46,250
Stamp duty£10,450
Refurb£59,740
Legal + survey£1,700
Mortgage + broker£3,775
Cash needed£121,915
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
3 bed semi-detached house for sale in Treeton, Rotherham, S60
ASKING PRICE: £195,000
Comfortable and thoughtfully renovated
Set at the edge of the village, this turnkey, 110-square-metre semi-detached house offers more than just comfort. It is a thoughtfully upgraded space with features that are rarely found together in homes of this size and price. Every improvement has been made with long-term practicality and quiet enjoyment in mind.
The property comprises
Front Yard…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice