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Year 5 disposal
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0/ 100
Weak
3.52% return before costs — verify the rent + comps locally.
Why it works
- Long lease (854 yrs) — no short-lease drag
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- 3.52% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£2,502/mo — heavily negative — needs monthly capital injection
- -9.0% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£3K/mo
You top up £3K/mo
Price
£1.25M
No local sold comps to compare
Return · IRR
-9.0%/yr
Loses money over 5 years
Cash to get in
£469K
Deposit + fees + refurb
Return before costs on price 3.52%5-yr return on cash -28%Rent est. £3,663 (£2,793–£4,804)
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: £2,793–£4,804/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £312,500
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £937,500 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
-£2,502
after mortgage, operating costs & tax
Rent in£3,663/mo gross
£3,522/mo collected · £141/mo lost to voids
Where it goes
£5,078Mortgage
Outgoings exceed rent — you top up £2,502/mo
Mortgage£5,078
Costs£946
Management£366
Maintenance£67
Insurance£40
CapEx reserve£183
Voids + council tax£11
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£2,502
Returns
Return before costs on price3.52%
Cash return on cash-6.40%
Gross margin£2,576
Cash needed£469,075
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.69
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 | £43,956 | £11,354 | £60,938 | £0 | £0 | -£28,335 | -£28,335 |
| Year 2 | £45,275 | £11,695 | £60,938 | £0 | £0 | -£27,357 | -£55,693 |
| Year 3 | £46,633 | £12,045 | £60,938 | £0 | £0 | -£26,350 | -£82,043 |
| Year 4 | £48,032 | £12,407 | £60,938 | £0 | £0 | -£25,312 | -£107,355 |
| Year 5 | £49,473 | £12,779 | £60,938 | £0 | £0 | -£24,244 | -£131,599 |
Disposal gain (gross)-£41,227
CGT£0
Net Disposal proceeds£1,345,598
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
Leasehold854 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
854 yr
Extracted from listing description · verify with solicitor
Tenure & planning854 yr
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 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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileFamily let
Tenant profilelikely cohortBA1 · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Bath · 2.4 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 · 2-bath · 2124 sqft
£49k–£94k
£ per sqft
building cost only
£23–£44
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£14,868–£27,612
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£23,364–£44,604
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 history31d on marketno cuts yet
Strategy matrix
Rent it out wins — -£2,502/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 | 3.52% | -£2,502 | £469,075 | -28.1% | Low | Feasible |
| Housing-benefit rent | 1.86% | -£4,024 | £469,075 | -48.6% | Med | Feasible |
| Council lease | 0.00% | -£5,464 | £469,075 | -70.2% | Low | Feasible |
| Refurb & refinance | 3.52% | -£2,502 | £532,115 | -24.7% | Med | Feasible |
| Short-stay let / Airbnb | 4.20% | -£3,220 | £469,075 | -39.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£386 | £1,387,365 | 7% | Med | Feasible |
| Rent by the room | 2.97% | -£5,229 | £503,075 | -59.3% | — | 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
-£1,757/mo cash flow vs Rent it out if converted to Rent by the room
2.30% Return before costs on price converted vs 3.52% as-is
Room mix (4 lettable rooms)
2× Double @ £796/mo1× Single @ £627/mo1× En-suite @ £876/mo
≈ £3,095/mo gross room income
As-is Rent it out
Monthly profit-£2,113
Return before costs on price3.52%
Cash needed£324,398
If converted to Rent by the room
Monthly profit-£3,870
Return before costs on price2.30%
Cash needed£340,398
Δ vs Rent it out Monthly profit-£1,757
Show conversion detail
Conversion cost estimate
£31,200
Range: £24,000 – £40,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£105,276–£199,906full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£8,496–£16,992
- Replumb£6,372–£14,868
- Windows£21,240–£40,356
- Paint + decor£19,116–£33,984
- Flooring£27,612–£50,976
Based on 1190 HMO comps within 2.1 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
Tax treatment
Annual gross rent£43,956
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£30,026
Exit costs
Projected sale price (5y · 2%/yr growth)£1,380,101
Capital gain (pre-CGT)£130,101
Sale costs (~2.5%)£34,503
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-£131,599
Rates as of Oct 2024
Acquisition costs
£469,075cash neededPurchase price£1,250,000
Deposit (25%)£312,500
Stamp duty+5% additional-property surcharge£131,250
Refurb£1,350
Legal + survey£4,225
Mortgage fees£19,750
Total cash neededdeposit + costs (loan covers the rest)£469,075
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
A beautifully refurbished four bedroom Victorian home, ideally positioned in Larkhall, one of Bath’s most sought-after locations.
Description
Hawthorne Villa is an elegant and beautifully proportioned Victorian family home offering approximately 2,124 sq ft of well-balanced accommodation arranged over just two floors. Rich in period character and benefitting from generous room proportions throughout, the property provides an ideal layout for modern family living and enterta…
Floor plans
Nearby active comparables5 deals
Comparable rentals
BA1 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metaonthemarket · Savills - Bath
About this listing
31 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£2,502
Cash needed
£469K
Return after costs
-6.40%
IRR
-8.96%
Listed 31d ago
Belgrave Road, Bath, BA1, Bath, BA1
semi-detached · 4 bed · 2 bath · 2,124 sqft
£1,250,000
est £3,663 · 3.52% gross
Leasehold 854yr
1 / 5
0/100
Marginal
3.52% — verify the rent + comps locally.
3.52% Return before costs — around the area average for this property type.
Monthly profit −£2,502/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£1.3M
Return before costs
3.52%
est rent £3,663/monot enough comparablesRange £2,793–£4,804/mo (Q1–Q3)
Bedrooms
4
2 bath
Energy rating
—
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: £2,793–£4,804/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £312,500
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £937,500 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
-£2,502
after mortgage, operating costs & tax
Rent in£3,663/mo gross
£3,522/mo collected · £141/mo lost to voids
Where it goes
£5,078Mortgage
Outgoings exceed rent — you top up £2,502/mo
Mortgage£5,078
Costs£946
Management£366
Maintenance£67
Insurance£40
CapEx reserve£183
Voids + council tax£11
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£2,502
Returns
Return before costs on price3.52%
Cash return on cash-6.40%
Gross margin£2,576
Cash needed£469,075
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.69
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 | £43,956 | £11,354 | £60,938 | £0 | £0 | -£28,335 | -£28,335 |
| Year 2 | £45,275 | £11,695 | £60,938 | £0 | £0 | -£27,357 | -£55,693 |
| Year 3 | £46,633 | £12,045 | £60,938 | £0 | £0 | -£26,350 | -£82,043 |
| Year 4 | £48,032 | £12,407 | £60,938 | £0 | £0 | -£25,312 | -£107,355 |
| Year 5 | £49,473 | £12,779 | £60,938 | £0 | £0 | -£24,244 | -£131,599 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining854 yr
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 · 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£12,188
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£131,599
Acquisition costs
25% deposit£312,500
Stamp duty£131,250
Refurb£1,350
Legal + survey£4,225
Mortgage + broker£19,750
Cash needed£469,075
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 beautifully refurbished four bedroom Victorian home, ideally positioned in Larkhall, one of Bath’s most sought-after locations.
Description
Hawthorne Villa is an elegant and beautifully proportioned Victorian family home offering approximately 2,124 sq ft of well-balanced accommodation arranged over just two floors. Rich in period character and benefitting from generous room proportions throughout, the property provides an ideal layout for modern family living and enterta…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice