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Year 5 disposal
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0/ 100
Weak
4.76% Rent by the room return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- 3.99% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,161/mo — heavily negative — needs monthly capital injection
- -6.0% 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
−£1K/mo
You top up £1K/mo
Price
£750K
No local sold comps to compare
Return · IRR
-6.0%/yr
Loses money over 5 years
Cash to get in
£287K
Deposit + fees + refurb
Return before costs on price · Rent by the room 4.76%5-yr return on cash -20%Rent est. £2,493 (£2,303–£2,699)
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: £2,303–£2,699/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £187,500
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £562,500 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,161
after mortgage, operating costs & tax
Rent in£2,493/mo gross
£2,397/mo collected · £96/mo lost to voids
Where it goes
£2,930Mortgage£629Costs
Outgoings exceed rent — you top up £1,161/mo
Mortgage£2,930
Costs£629
Management£249
Maintenance£100
Insurance£40
CapEx reserve£125
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£1,161
Returns
Return before costs on price3.99%
Cash return on cash-4.85%
Gross margin£1,768
Cash needed£287,108
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.79
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 | £29,916 | £7,544 | £35,156 | £0 | £0 | -£12,784 | -£12,784 |
| Year 2 | £30,813 | £7,770 | £35,156 | £0 | £0 | -£12,113 | -£24,897 |
| Year 3 | £31,738 | £8,003 | £35,156 | £0 | £0 | -£11,422 | -£36,319 |
| Year 4 | £32,690 | £8,243 | £35,156 | £0 | £0 | -£10,710 | -£47,028 |
| Year 5 | £33,671 | £8,491 | £35,156 | £0 | £0 | -£9,976 | -£57,005 |
Disposal gain (gross)-£29,999
CGT£0
Net Disposal proceeds£807,359
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 cohort4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Sussex · 28.1 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
Price & sale history37d on marketno cuts yet
Strategy matrix
Rent it out wins — -£1,161/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 | 3.99% | -£1,161 | £287,108 | -19.9% | Low | Feasible |
| Housing-benefit rent | 3.19% | -£1,693 | £287,108 | -30.4% | Med | Feasible |
| Council lease | 0.00% | -£3,174 | £287,108 | -66.6% | Low | Feasible |
| Refurb & refinance | 3.99% | -£1,161 | £332,391 | -17.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £845,141 | 6% | Med | Feasible |
| Rent by the room | 4.76% | -£2,821 | £321,108 | -48.0% | — | 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
-£808/mo cash flow vs Rent it out if converted to Rent by the room
3.84% Return before costs on price converted vs 3.99% as-is
Room mix (4 lettable rooms)
4× Double @ £743/mo
≈ £2,973/mo gross room income
As-is Rent it out
Monthly profit-£1,109
Return before costs on price3.99%
Cash needed£199,398
If converted to Rent by the room
Monthly profit-£1,917
Return before costs on price3.84%
Cash needed£215,398
Δ vs Rent it out Monthly profit-£808
Show conversion detail
Conversion cost estimate
£22,000
Range: £16,000 – £30,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£66,690–£124,680full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£8,190–£15,210
- Flooring£12,870–£24,570
Based on 7 HMO comps within 1.0 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£29,916
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£13,935
Exit costs
Projected sale price (5y · 2%/yr growth)£828,061
Capital gain (pre-CGT)£78,061
Sale costs (~2.5%)£20,702
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-£57,005
Rates as of Oct 2024
Acquisition costs
£287,108cash neededPurchase price£750,000
Deposit (25%)£187,500
Stamp duty+5% additional-property surcharge£65,000
Refurb£19,458
Legal + survey£2,900
Mortgage fees£12,250
Total cash neededdeposit + costs (loan covers the rest)£287,108
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY A beautifully presented four-bedroom detached family home offering spacious and versatile accommodation throughout. The property features a generous kitchen/dining room, bright conservatory, separate study, two en-suite bedrooms, a double garage and ample driveway parking.
DESCRIPTION Some homes offer space. Others offer character. The very best offer both. This is one of them.
Nestled within a peaceful residential setting, this impressive four-bedroom detached hom…
Floor plans
Listing metaonthemarket · Fox & Sons - Crawley
About this listing
37 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£1,161
Cash needed
£287K
Return after costs
-4.85%
IRR
-6.01%
Listed 37d ago
The Furrows, Crawley Down, CRAWLEY, Crawley
detached · 4 bed · 3 bath
£750,000
est £2,493 · 3.99% gross
1 / 5
0/100
Marginal
4.76% — verify the rent + comps locally.
3.99% Return before costs — around the area average for this property type.
Monthly profit −£1,161/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£750K
Return before costs (best)
4.76%
Rent by the room
Bedrooms
4
3 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: £2,303–£2,699/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £187,500
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £562,500 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,161
after mortgage, operating costs & tax
Rent in£2,493/mo gross
£2,397/mo collected · £96/mo lost to voids
Where it goes
£2,930Mortgage£629Costs
Outgoings exceed rent — you top up £1,161/mo
Mortgage£2,930
Costs£629
Management£249
Maintenance£100
Insurance£40
CapEx reserve£125
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£1,161
Returns
Return before costs on price3.99%
Cash return on cash-4.85%
Gross margin£1,768
Cash needed£287,108
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.79
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 | £29,916 | £7,544 | £35,156 | £0 | £0 | -£12,784 | -£12,784 |
| Year 2 | £30,813 | £7,770 | £35,156 | £0 | £0 | -£12,113 | -£24,897 |
| Year 3 | £31,738 | £8,003 | £35,156 | £0 | £0 | -£11,422 | -£36,319 |
| Year 4 | £32,690 | £8,243 | £35,156 | £0 | £0 | -£10,710 | -£47,028 |
| Year 5 | £33,671 | £8,491 | £35,156 | £0 | £0 | -£9,976 | -£57,005 |
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£7,031
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£57,005
Acquisition costs
25% deposit£187,500
Stamp duty£65,000
Refurb£19,458
Legal + survey£2,900
Mortgage + broker£12,250
Cash needed£287,108
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 A beautifully presented four-bedroom detached family home offering spacious and versatile accommodation throughout. The property features a generous kitchen/dining room, bright conservatory, separate study, two en-suite bedrooms, a double garage and ample driveway parking.
DESCRIPTION Some homes offer space. Others offer character. The very best offer both. This is one of them.
Nestled within a peaceful residential setting, this impressive four-bedroom detached hom…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice