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Year 5 disposal
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0/ 100
Weak
4.94% Rent by the room return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- 3.96% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£867/mo — heavily negative — needs monthly capital injection
- -6.4% 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
−£867/mo
You top up £867/mo
Price
£500K
No local sold comps to compare
Return · IRR
-6.4%/yr
Loses money over 5 years
Cash to get in
£192K
Deposit + fees + refurb
Return before costs on price · Rent by the room 4.94%5-yr return on cash -23%Rent est. £1,650 (£1,600–£1,702)
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: £1,600–£1,702/mo · n=106
Financing
DepositYour cash in — the rest is the mortgage25% · £125,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £375,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£867
after mortgage, operating costs & tax
Rent in£1,650/mo gross
£1,587/mo collected · £63/mo lost to voids
Where it goes
£1,953Mortgage£501Costs
Outgoings exceed rent — you top up £867/mo
Mortgage£1,953
Costs£501
Management£165
Maintenance£100
Insurance£40
CapEx reserve£83
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£867
Returns
Return before costs on price3.96%
Cash return on cash-5.43%
Gross margin£1,086
Cash needed£191,511
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.78
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 | £19,800 | £6,007 | £23,438 | £0 | £0 | -£9,644 | -£9,644 |
| Year 2 | £20,394 | £6,187 | £23,438 | £0 | £0 | -£9,231 | -£18,875 |
| Year 3 | £21,006 | £6,373 | £23,438 | £0 | £0 | -£8,805 | -£27,680 |
| Year 4 | £21,636 | £6,564 | £23,438 | £0 | £0 | -£8,366 | -£36,045 |
| Year 5 | £22,285 | £6,761 | £23,438 | £0 | £0 | -£7,913 | -£43,959 |
Disposal gain (gross)-£19,772
CGT£0
Net Disposal proceeds£538,239
What we verified
What we verified
50065 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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
SchoolsNo postcode
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileFamily let
Tenant profilelikely cohort3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University College London · 39.2 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 · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
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
Price & sale history37d on marketno cuts yet
Strategy matrix
Rent it out wins — -£867/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 | 3.96% | -£867 | £191,511 | -23.0% | Low | Feasible |
| Housing-benefit rent | 1.63% | -£1,705 | £191,511 | -51.2% | Med | Feasible |
| Council lease | 0.00% | -£2,197 | £191,511 | -69.3% | Low | Feasible |
| Refurb & refinance | 3.96% | -£867 | £222,555 | -19.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £564,055 | 6% | Med | Feasible |
| Rent by the room | 4.94% | -£2,013 | £217,511 | -51.0% | — | 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
-£123/mo cash flow vs Rent it out if converted to Rent by the room
5.76% Return before costs on price converted vs 3.96% as-is
Room mix (3 lettable rooms)
1× Double @ £727/mo1× Single @ £545/mo1× En-suite @ £785/mo
≈ £2,057/mo gross room income
As-is Rent it out
Monthly profit-£817
Return before costs on price3.96%
Cash needed£136,898
If converted to Rent by the room
Monthly profit-£940
Return before costs on price5.76%
Cash needed£152,898
Δ vs Rent it out Monthly profit-£123
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 69% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- no local HMO decisions on record
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 189 HMO comps within 2.7 km
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
Stevenage
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Tax treatment
Annual gross rent£19,800
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£10,406
Exit costs
Projected sale price (5y · 2%/yr growth)£552,040
Capital gain (pre-CGT)£52,040
Sale costs (~2.5%)£13,801
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-£43,959
Rates as of Oct 2024
Acquisition costs
£191,511cash neededPurchase price£500,000
Deposit (25%)£125,000
Stamp duty+5% additional-property surcharge£40,000
Refurb£15,111
Legal + survey£2,900
Mortgage fees£8,500
Total cash neededdeposit + costs (loan covers the rest)£191,511
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY This rarely available EXTENDED link detached home set within Petworth Close, Bragbury End offers a fantastic opportunity for a family to make this their forever home. With 3 spacious bedrooms, driveway, garage, un-overlooked rear garden, and a complete onwards chain.
DESCRIPTION This rarely available EXTENDED link detached home set within Petworth Close, Bragbury End offers a fantastic opportunity for a family to make this their forever home. With 3 spacious bedrooms…
Floor plans
Listing metaonthemarket · William H Brown - Stevenage
About this listing
37 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£867
Cash needed
£192K
Return after costs
-5.43%
IRR
-6.37%
Listed 37d ago
Petworth Close, Stevenage, Stevenage
detached · 3 bed · 1 bath
£500,000
est £1,650 · 3.96% gross
1 / 5
0/100
Marginal
4.94% — verify the rent + comps locally.
3.96% Return before costs — around the area average for this property type.
Monthly profit −£867/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£500K
Return before costs (best)
4.94%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
Energy rating
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: £1,600–£1,702/mo · n=106
Financing
DepositYour cash in — the rest is the mortgage25% · £125,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £375,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£867
after mortgage, operating costs & tax
Rent in£1,650/mo gross
£1,587/mo collected · £63/mo lost to voids
Where it goes
£1,953Mortgage£501Costs
Outgoings exceed rent — you top up £867/mo
Mortgage£1,953
Costs£501
Management£165
Maintenance£100
Insurance£40
CapEx reserve£83
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£867
Returns
Return before costs on price3.96%
Cash return on cash-5.43%
Gross margin£1,086
Cash needed£191,511
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.78
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 | £19,800 | £6,007 | £23,438 | £0 | £0 | -£9,644 | -£9,644 |
| Year 2 | £20,394 | £6,187 | £23,438 | £0 | £0 | -£9,231 | -£18,875 |
| Year 3 | £21,006 | £6,373 | £23,438 | £0 | £0 | -£8,805 | -£27,680 |
| Year 4 | £21,636 | £6,564 | £23,438 | £0 | £0 | -£8,366 | -£36,045 |
| Year 5 | £22,285 | £6,761 | £23,438 | £0 | £0 | -£7,913 | -£43,959 |
Rent by the room upside
What we verified
5006
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▾
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
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedNo postcode
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£4,688
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£43,959
Acquisition costs
25% deposit£125,000
Stamp duty£40,000
Refurb£15,111
Legal + survey£2,900
Mortgage + broker£8,500
Cash needed£191,511
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
SUMMARY This rarely available EXTENDED link detached home set within Petworth Close, Bragbury End offers a fantastic opportunity for a family to make this their forever home. With 3 spacious bedrooms, driveway, garage, un-overlooked rear garden, and a complete onwards chain.
DESCRIPTION This rarely available EXTENDED link detached home set within Petworth Close, Bragbury End offers a fantastic opportunity for a family to make this their forever home. With 3 spacious bedrooms…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice