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Year 5 disposal
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0/ 100
Weak
3.89% Housing-benefit rent return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC F — MEES (Minimum Energy Efficiency Standards) blocker by 2030 · ~£10,000–£20,000 upgrade cost
- Monthly profit −£1,817/mo — heavily negative — needs monthly capital injection
- -11.2% 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
£400K
No local sold comps to compare
Return · IRR
-11.2%/yr
Loses money over 5 years
Cash to get in
£206K
Deposit + fees + refurb
Return before costs on price · Housing-benefit rent 3.89%5-yr return on cash -53%
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 (£)
LHA known but no BRMA rent comps — cannot estimate market rent
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£50,069–£93,461 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 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
-£1,817
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£1,563Mortgage
Outgoings exceed rent — you top up £1,817/mo
Mortgage£1,563
Costs£255
Maintenance£100
Insurance£40
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£1,817
Returns
Return before costs on price0.00%
Cash return on cash-10.59%
Gross margin-£255
Cash needed£205,908
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £3,057 | £18,750 | £0 | £0 | -£21,806 | -£21,806 |
| Year 2 | £0 | £3,148 | £18,750 | £0 | £0 | -£21,898 | -£43,705 |
| Year 3 | £0 | £3,243 | £18,750 | £0 | £0 | -£21,993 | -£65,697 |
| Year 4 | £0 | £3,340 | £18,750 | £0 | £0 | -£22,090 | -£87,787 |
| Year 5 | £0 | £3,440 | £18,750 | £0 | £0 | -£22,190 | -£109,977 |
Disposal gain (gross)-£68,316
CGT£0
Net Disposal proceeds£430,592
What we verified
What we verified
50155 ok · 0 caution · 1 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingF · ~£10k–£20k fix
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand F
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£10k–£20k
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
Cardiff University · 41 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 · 1-bath · 1350 sqft
£31k–£61k
£ per sqft
building cost only
£23–£45
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£9,450–£17,550
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,850–£28,350
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
Price & sale history24d on marketno cuts yet
Strategy matrix
Rent by the room wins — -£404/mo · £448/mo ahead of Housing-benefit rent (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 | 0.00% | -£1,817 | £205,908 | -53.4% | Low | Feasible |
| Housing-benefit rent | 3.89% | -£852 | £205,908 | -20.5% | Med | Feasible |
| Council lease | 0.00% | -£1,807 | £205,908 | -53.1% | Low | Feasible |
| Refurb & refinance | 0.00% | -£1,817 | £252,611 | -43.5% | Med | Feasible |
| Short-stay let / Airbnb | 1.74% | -£1,459 | £205,908 | -42.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £525,611 | -8% | Med | Feasible |
| ⭐ Rent by the room | 9.00% | -£404 | £205,908 | -2.5% | — | 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 let5% occupancy
£423/night ADR
Based on 6 short-let comps nearby
Rent by the room conversion upside
+£1,216/mo cash flow vs Rent it out if converted to Rent by the room
7.20% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£1,765
Return before costs on price0.00%
Cash needed£111,898
If converted to Rent by the room
Monthly profit-£550
Return before costs on price7.20%
Cash needed£127,898
Δ vs Rent it out Monthly profit+£1,216
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£61,590–£115,480full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£5,400–£9,450
- Replumb£4,050–£8,100
- Windows£13,500–£24,300
- Paint + decor£9,450–£17,550
- Flooring£14,850–£28,350
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£21,807
Exit costs
Projected sale price (5y · 2%/yr growth)£441,632
Capital gain (pre-CGT)£41,632
Sale costs (~2.5%)£11,041
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-£109,977
Rates as of Oct 2024
Acquisition costs
£205,908cash neededPurchase price£400,000
Deposit (25%)£100,000
Stamp duty+5% additional-property surcharge£30,000
Refurb£66,758
Legal + survey£2,150
Mortgage fees£7,000
Total cash neededdeposit + costs (loan covers the rest)£205,908
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
An Outstanding Grade II Listed period home, situated in the heart of one of Somerset's most popular villages. The house retains many original features and is in need of compete modernisation. There are a range of traditional stone barns and garaging as well as an enclosed courtyard garden to the rear. Informal Tender 22/10/2026 at 12 noon. Council Tax band F, EPC rating F, Freehold
Situation - Criddles Farmhouse sits in the heart of the charming village of Monksilver, part…
Floor plans
Listing metaonthemarket · Stags - Taunton
About this listing
24 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£1,817
Cash needed
£206K
Return after costs
-10.59%
IRR
-11.18%
Listed 24d ago
Monksilver, Taunton, Taunton
detached · 5 bed · 1 bath
£400,000
EPC FListed building
1 / 5
0/100
Marginal
3.89% Housing-benefit rent strategy — market rent unverified, verify locally.
Energy rating F — Min. energy standard blocker by 2030 (~£10,000–£20,000 upgrade)
Price
£400K
Return before costs (best)
3.89%
Housing-benefit rent
Bedrooms
5
1 bath
Energy rating
F
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£10,000–£20,000 upgrade
~£10,000–£20,000 upgrade
Deal flags1 issue
EPC F — MEES blocker
Cannot be let on a new tenancy without upgrade to E (current) / C (2030)
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 (£)
LHA known but no BRMA rent comps — cannot estimate market rent
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£50,069–£93,461 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 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
-£1,817
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£1,563Mortgage
Outgoings exceed rent — you top up £1,817/mo
Mortgage£1,563
Costs£255
Maintenance£100
Insurance£40
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£1,817
Returns
Return before costs on price0.00%
Cash return on cash-10.59%
Gross margin-£255
Cash needed£205,908
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £3,057 | £18,750 | £0 | £0 | -£21,806 | -£21,806 |
| Year 2 | £0 | £3,148 | £18,750 | £0 | £0 | -£21,898 | -£43,705 |
| Year 3 | £0 | £3,243 | £18,750 | £0 | £0 | -£21,993 | -£65,697 |
| Year 4 | £0 | £3,340 | £18,750 | £0 | £0 | -£22,090 | -£87,787 |
| Year 5 | £0 | £3,440 | £18,750 | £0 | £0 | -£22,190 | -£109,977 |
Rent by the room upside
What we verified
5024
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
HeritageListed building / conservation areaListed
Building condition▾
EPC~£10,000–£20,000 to upgrade to CF
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£3,750
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£109,977
Acquisition costs
25% deposit£100,000
Stamp duty£30,000
Refurb£66,758
Legal + survey£2,150
Mortgage + broker£7,000
Cash needed£205,908
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
An Outstanding Grade II Listed period home, situated in the heart of one of Somerset's most popular villages. The house retains many original features and is in need of compete modernisation. There are a range of traditional stone barns and garaging as well as an enclosed courtyard garden to the rear. Informal Tender 22/10/2026 at 12 noon. Council Tax band F, EPC rating F, Freehold
Situation - Criddles Farmhouse sits in the heart of the charming village of Monksilver, part…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice