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Year 5 disposal
⊞ View all 5
15/ 100
Weak
6.51% Rent by the room return before costs — verify the rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£306/mo — significantly negative — real recurring drain
- -3.1% 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
−£306/mo
You top up £306/mo
Price
£315K
No local sold comps to compare
Return · IRR
-3.1%/yr
Loses money over 5 years
Cash to get in
£123K
Deposit + fees + refurb
Return before costs on price · Rent by the room 6.51%5-yr return on cash -9%Rent est. £1,393 (£1,298–£1,495)
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: £1,298–£1,495/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £78,750
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £236,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£306
after mortgage, operating costs & tax
Rent in£1,393/mo gross
£1,339/mo collected · £54/mo lost to voids
Where it goes
£1,230Mortgage£415Costs
Outgoings exceed rent — you top up £306/mo
Mortgage£1,230
Costs£415
Management£139
Maintenance£67
Insurance£28
CapEx reserve£70
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£306
Returns
Return before costs on price5.31%
Cash return on cash-2.98%
Gross margin£925
Cash needed£123,236
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.05
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 | £16,716 | £4,975 | £14,766 | £0 | £0 | -£3,025 | -£3,025 |
| Year 2 | £17,217 | £5,125 | £14,766 | £0 | £0 | -£2,673 | -£5,698 |
| Year 3 | £17,734 | £5,278 | £14,766 | £0 | £0 | -£2,310 | -£8,008 |
| Year 4 | £18,266 | £5,437 | £14,766 | £0 | £0 | -£1,936 | -£9,944 |
| Year 5 | £18,814 | £5,600 | £14,766 | £0 | £0 | -£1,551 | -£11,496 |
Disposal gain (gross)-£14,670
CGT£0
Net Disposal proceeds£339,091
What we verified
What we verified
60056 ok · 0 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
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
UWE Bristol · 48.5 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 history25d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£1,412/mo · £1,718/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.31% | -£306 | £123,236 | -9.3% | Low | Feasible |
| Housing-benefit rent | 3.23% | -£804 | £123,236 | -34.5% | Med | Feasible |
| Council lease | 0.00% | -£1,430 | £123,236 | -70.2% | Low | Feasible |
| Refurb & refinance | 5.31% | -£306 | £145,030 | -7.9% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 20.15% | +£1,412 | £123,236 | 76.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£199 | £359,805 | 5% | Med | Feasible |
| Rent by the room | 6.51% | -£1,325 | £149,236 | -47.9% | — | Feasible |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 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 let85% occupancy
£205/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£85/mo cash flow vs Rent it out if converted to Rent by the room
9.14% Return before costs on price converted vs 5.31% as-is
Room mix (3 lettable rooms)
1× Double @ £614/mo1× Single @ £449/mo1× En-suite @ £647/mo
≈ £1,709/mo gross room income
As-is Rent it out
Monthly profit-£303
Return before costs on price5.31%
Cash needed£90,648
If converted to Rent by the room
Monthly profit-£218
Return before costs on price9.14%
Cash needed£106,648
Δ vs Rent it out Monthly profit+£85
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£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 747 HMO comps within 4.2 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£16,716
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,668
Exit costs
Projected sale price (5y · 2%/yr growth)£347,785
Capital gain (pre-CGT)£32,785
Sale costs (~2.5%)£8,695
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-£11,496
Rates as of Oct 2024
Acquisition costs
£123,236cash neededPurchase price£315,000
Deposit (25%)£78,750
Stamp duty+5% additional-property surcharge£21,500
Refurb£15,111
Legal + survey£2,150
Mortgage fees£5,725
Total cash neededdeposit + costs (loan covers the rest)£123,236
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
The Perfect Starter Home – Longlevens – Corner Plot Garden!
We are delighted to welcome to the open market this beautifully presented three-bedroom home, tucked away within a quiet cul-de-sac in the ever-popular Longlevens area. The accommodation comprises an entrance hallway, a comfortable lounge, and a spacious kitchen/diner. Upstairs, there are three bedrooms and a family bathroom, making it an ideal home for first-time buyers or growing families. Externally, the property…
Floor plans
Listing metaonthemarket · Murdock & Wasley Estate Agents - Longlevens
About this listing
25 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£306
Cash needed
£123K
Return after costs
-2.98%
IRR
-3.12%
Listed 25d ago
Miller Close, Longlevens, Gloucester, Gloucester
semi-detached · 3 bed · 1 bath
£315,000
est £1,393 · 5.31% gross
EPC C
1 / 5
15/100
Marginal
6.51% — verify the rent + comps locally.
5.31% Return before costs — around the area average for this property type.
Monthly profit −£306/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£315K
Return before costs (best)
6.51%
Rent by the room
Bedrooms
3
1 bath
Energy rating
C
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: £1,298–£1,495/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £78,750
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £236,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£306
after mortgage, operating costs & tax
Rent in£1,393/mo gross
£1,339/mo collected · £54/mo lost to voids
Where it goes
£1,230Mortgage£415Costs
Outgoings exceed rent — you top up £306/mo
Mortgage£1,230
Costs£415
Management£139
Maintenance£67
Insurance£28
CapEx reserve£70
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£306
Returns
Return before costs on price5.31%
Cash return on cash-2.98%
Gross margin£925
Cash needed£123,236
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.05
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 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 | £16,716 | £4,975 | £14,766 | £0 | £0 | -£3,025 | -£3,025 |
| Year 2 | £17,217 | £5,125 | £14,766 | £0 | £0 | -£2,673 | -£5,698 |
| Year 3 | £17,734 | £5,278 | £14,766 | £0 | £0 | -£2,310 | -£8,008 |
| Year 4 | £18,266 | £5,437 | £14,766 | £0 | £0 | -£1,936 | -£9,944 |
| Year 5 | £18,814 | £5,600 | £14,766 | £0 | £0 | -£1,551 | -£11,496 |
Rent by the room upside
What we verified
6005
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 · 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£2,953
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£11,496
Acquisition costs
25% deposit£78,750
Stamp duty£21,500
Refurb£15,111
Legal + survey£2,150
Mortgage + broker£5,725
Cash needed£123,236
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
The Perfect Starter Home – Longlevens – Corner Plot Garden!
We are delighted to welcome to the open market this beautifully presented three-bedroom home, tucked away within a quiet cul-de-sac in the ever-popular Longlevens area. The accommodation comprises an entrance hallway, a comfortable lounge, and a spacious kitchen/diner. Upstairs, there are three bedrooms and a family bathroom, making it an ideal home for first-time buyers or growing families. Externally, the property…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice