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Year 5 disposal
⊞ View all 5
0/ 100
Weak
2.76% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- 2.76% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,676/mo — heavily negative — needs monthly capital injection
- -8.3% 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
−£2K/mo
You top up £2K/mo
Price
£695K
No local sold comps to compare
Return · IRR
-8.3%/yr
Loses money over 5 years
Cash to get in
£283K
Deposit + fees + refurb
Return before costs on price 2.76%5-yr return on cash -33%Rent est. £1,596 (£1,356–£1,878)
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: £1,356–£1,878/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £173,750
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 (£26,703–£49,846 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £521,250 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
-£1,676
after mortgage, operating costs & tax
Rent in£1,596/mo gross
£1,535/mo collected · £61/mo lost to voids
Where it goes
£2,715Mortgage
Outgoings exceed rent — you top up £1,676/mo
Mortgage£2,715
Costs£496
Management£160
Maintenance£100
Insurance£40
CapEx reserve£80
Voids + council tax£12
Ltd co. accounts£104
Tax—
Shortfall−£1,676
Returns
Return before costs on price2.76%
Cash return on cash-7.10%
Gross margin£1,039
Cash needed£283,179
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.54
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 | £19,152 | £5,949 | £32,578 | £0 | £0 | -£19,375 | -£19,375 |
| Year 2 | £19,727 | £6,127 | £32,578 | £0 | £0 | -£18,979 | -£38,354 |
| Year 3 | £20,318 | £6,311 | £32,578 | £0 | £0 | -£18,571 | -£56,925 |
| Year 4 | £20,928 | £6,500 | £32,578 | £0 | £0 | -£18,151 | -£75,075 |
| Year 5 | £21,556 | £6,695 | £32,578 | £0 | £0 | -£17,718 | -£92,793 |
Disposal gain (gross)-£44,851
CGT£0
Net Disposal proceeds£748,153
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 cohort5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Sheffield Hallam · 13.7 km
Reason
5-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
5-bed · 3-bath · 2700 sqft
£62k–£120k
£ per sqft
building cost only
£23–£45
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£18,900–£35,100
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£29,700–£56,700
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
Price & sale history35d on marketno cuts yet
Strategy matrix
Rent by the room wins — -£1,559/mo · £117/mo ahead of Rent it out (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 2.76% | -£1,676 | £283,179 | -32.8% | Low | Feasible |
| Housing-benefit rent | 2.07% | -£2,082 | £283,179 | -41.2% | Med | Feasible |
| Council lease | 0.00% | -£2,959 | £283,179 | -63.0% | Low | Feasible |
| Refurb & refinance | 2.76% | -£1,676 | £332,171 | -27.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £807,246 | 4% | Med | Feasible |
| ⭐ Rent by the room | 5.18% | -£1,559 | £283,179 | -26.3% | — | 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
-£80/mo cash flow vs Rent it out if converted to Rent by the room
4.14% Return before costs on price converted vs 2.76% as-is
As-is Rent it out
Monthly profit-£1,623
Return before costs on price2.76%
Cash needed£185,648
If converted to Rent by the room
Monthly profit-£1,702
Return before costs on price4.14%
Cash needed£201,648
Δ vs Rent it out Monthly profit-£80
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£120,240–£224,130full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£10,800–£18,900
- Replumb£8,100–£16,200
- Windows£27,000–£48,600
- Paint + decor£18,900–£35,100
- Flooring£29,700–£56,700
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£19,152
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£20,112
Exit costs
Projected sale price (5y · 2%/yr growth)£767,336
Capital gain (pre-CGT)£72,336
Sale costs (~2.5%)£19,183
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-£92,793
Rates as of Oct 2024
Acquisition costs
£283,179cash neededPurchase price£695,000
Deposit (25%)£173,750
Stamp duty+5% additional-property surcharge£59,500
Refurb£35,604
Legal + survey£2,900
Mortgage fees£11,425
Total cash neededdeposit + costs (loan covers the rest)£283,179
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
A truly exceptional five bedroom detached family home offering fabulous open-plan living, a luxurious kitchen, multiple en-suites and beautifully presented accommodation throughout, complemented by generous gardens, ample parking and a tandem garage. A superb home that really must be viewed to be fully appreciated!
Description - A truly outstanding family home, beautifully presented throughout, offering spacious, versatile accommodation, exceptional open-plan living and high…
Floor plans
Listing metaonthemarket · Eadon Lockwood & Riddle - Wickersley
About this listing
35 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£1,676
Cash needed
£283K
Return after costs
-7.10%
IRR
-8.28%
Listed 35d ago
Lings Lane, Wickersley, Rotherham, Rotherham
detached · 5 bed · 3 bath · 2,700 sqft
£695,000
est £1,596 · 2.76% gross
1 / 5
0/100
Marginal
2.76% — verify the rent + comps locally.
2.76% Return before costs — around the area average for this property type.
Monthly profit −£1,676/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£695K
Return before costs
2.76%
est rent £1,596/monot enough comparablesRange £1,356–£1,878/mo (Q1–Q3)
Bedrooms
5
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: £1,356–£1,878/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £173,750
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 (£26,703–£49,846 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £521,250 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
-£1,676
after mortgage, operating costs & tax
Rent in£1,596/mo gross
£1,535/mo collected · £61/mo lost to voids
Where it goes
£2,715Mortgage
Outgoings exceed rent — you top up £1,676/mo
Mortgage£2,715
Costs£496
Management£160
Maintenance£100
Insurance£40
CapEx reserve£80
Voids + council tax£12
Ltd co. accounts£104
Tax—
Shortfall−£1,676
Returns
Return before costs on price2.76%
Cash return on cash-7.10%
Gross margin£1,039
Cash needed£283,179
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.54
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 | £19,152 | £5,949 | £32,578 | £0 | £0 | -£19,375 | -£19,375 |
| Year 2 | £19,727 | £6,127 | £32,578 | £0 | £0 | -£18,979 | -£38,354 |
| Year 3 | £20,318 | £6,311 | £32,578 | £0 | £0 | -£18,571 | -£56,925 |
| Year 4 | £20,928 | £6,500 | £32,578 | £0 | £0 | -£18,151 | -£75,075 |
| Year 5 | £21,556 | £6,695 | £32,578 | £0 | £0 | -£17,718 | -£92,793 |
Rent by the room upside
What we verified
5006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
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 heuristicRent by the room / sharers
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£6,516
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£92,793
Acquisition costs
25% deposit£173,750
Stamp duty£59,500
Refurb£35,604
Legal + survey£2,900
Mortgage + broker£11,425
Cash needed£283,179
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
A truly exceptional five bedroom detached family home offering fabulous open-plan living, a luxurious kitchen, multiple en-suites and beautifully presented accommodation throughout, complemented by generous gardens, ample parking and a tandem garage. A superb home that really must be viewed to be fully appreciated!
Description - A truly outstanding family home, beautifully presented throughout, offering spacious, versatile accommodation, exceptional open-plan living and high…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice