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Year 5 disposal
⊞ View all 5
74/ 100
Solid
Real 7.40% return before costs with manageable risks.
Why it works
- 7.40% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£64/mo
Barely breaks even each month
Price
£300K
No local sold comps to compare
Return · IRR
0.6%/yr
Modest annualised return
Cash to get in
£104K
Deposit + fees + refurb
Return before costs on price 7.40%5-yr return on cash 11%Rent est. £1,851 (£1,750–£1,958)
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: £1,750–£1,958/mo · n=21
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£64
after mortgage, operating costs & tax
Rent in£1,851/mo gross
£1,780/mo collected · £71/mo lost to voids
Where it goes
£1,219Mortgage£482Costs
£64/mo left as profit · 4% of rent kept
Mortgage£1,219
Costs£482
Management£185
Maintenance£67
Insurance£28
CapEx reserve£93
Voids + council tax£6
Ltd co. accounts£104
Tax£15
Profit+£64
Returns
Return before costs on price7.40%
Cash return on cash0.73%
Gross margin£1,297
Cash needed£104,000
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.46
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £22,212 | £5,790 | £14,625 | £0 | £341 | £1,456 | £1,456 |
| Year 2 | £22,878 | £5,963 | £14,625 | £0 | £435 | £1,855 | £3,311 |
| Year 3 | £23,565 | £6,142 | £14,625 | £0 | £531 | £2,266 | £5,577 |
| Year 4 | £24,272 | £6,327 | £14,625 | £0 | £631 | £2,689 | £8,266 |
| Year 5 | £25,000 | £6,516 | £14,625 | £0 | £733 | £3,125 | £11,392 |
Disposal gain (gross)-£556
CGT£0
Net Disposal proceeds£322,944
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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 cohortNR4 · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Cambridge · 89.6 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 · 1-bath · 1170 sqft
£28k–£55k
£ per sqft
building cost only
£24–£47
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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
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 history8d on marketno cuts yet
Strategy matrix
Rent it out wins — +£64/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 | 7.40% | +£64 | £104,000 | 11.0% | Low | Feasible |
| Housing-benefit rent | 5.55% | -£384 | £104,000 | -12.6% | Med | Feasible |
| Council lease | 0.00% | -£1,418 | £104,000 | -82.5% | Low | Feasible |
| Refurb & refinance | 7.40% | +£64 | £119,540 | 9.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £324,040 | 9% | Med | Feasible |
| Rent by the room | 9.52% | -£333 | £104,000 | -4.7% | — | 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
-£262/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 7.40% as-is
As-is Rent it out
Monthly profit+£103
Return before costs on price7.40%
Cash needed£86,898
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,898
Δ vs Rent it out Monthly profit-£262
Show conversion detail
Conversion cost estimate
£30,000
Range: £24,000 – £38,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£55,290–£103,780full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- 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
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£22,212
Section 24 credit£0
Annual tax due£341
Post-tax Monthly profit annual£602
Exit costs
Projected sale price (5y · 2%/yr growth)£331,224
Capital gain (pre-CGT)£31,224
Sale costs (~2.5%)£8,281
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£11,392
Rates as of Oct 2024
Acquisition costs
£104,000cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£1,350
Legal + survey£2,150
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£104,000
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Situated within the always popular NR4 postcode and just moments from the UEA, this spacious four-bedroom semi-detached home offers an impressive combination of location, versatility and outside space. Exceptionally well cared for by the current owner, the property is presented in immaculate condition throughout and represents an exciting opportunity for both investors looking towards the thriving student market and buyers seeking a sizeable family home in one of Norwich’s mo…
Floor plans
Nearby active comparables13 rentals
Comparable rentals
NR4 · same beds + typeMedian nearby: £1,800/mo · 8 of 13 already let-£51 vs our est
- Wycliffe Road, Norwich, NR4Let4b£1,600/moMay 2026
- Chalfont Walk, NorwichLet4b£1,800/moMay 2026
- Colman Road, Norwich, NR44b£1,900/moMay 2026
- Wycliffe Road, Norwich, NR4Let4b£1,600/moMay 2026
- Peckover Road, NORWICH4b£1,750/moMay 2026
- Opposite the UEA4b£1,800/moMay 2026
- Ivory Road, Norwich, NR44b£1,850/moMay 2026
- Ivory Road, Norwich, Norfolk, NR4Let4b£1,850/moMay 2026
- Buckingham Road, Norwich, Norfolk, NR4Let4b£1,600/moMay 2026
- Colman Road, Norwich NR4 7AG4b£2,200/moMay 2026
- Pettus Road, Norwich, Norfolk, NR4Let4b£1,800/moDec 2025
- Ramsey Close, Norwich, Norfolk, NR4Let4b£1,800/moDec 2025
- Colman Road, Norwich, NR4Let4b£1,900/moMay 2026
Other deals nearby
NR4 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Winkworth - Eaton
About this listing
8 days · OnTheMarketPrice history
5-year price trend
Monthly profit
+£64
Cash needed
£104K
Return after costs
0.73%
IRR
0.62%
Listed 8d ago
Bluebell Road, Eaton, Norwich, Norfolk, NR4, Norwich, NR4
semi-detached · 4 bed · 1 bath
£300,000
est £1,851 · 7.40% gross
1 / 5
74/100
Solid
Real 7.40% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.40% Return before costs — above-market
Price
£300K
Return before costs
7.40%
est rent £1,851/monot enough comparablesRange £1,750–£1,958/mo (Q1–Q3)
Bedrooms
4
1 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: £1,750–£1,958/mo · n=21
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£64
after mortgage, operating costs & tax
Rent in£1,851/mo gross
£1,780/mo collected · £71/mo lost to voids
Where it goes
£1,219Mortgage£482Costs
£64/mo left as profit · 4% of rent kept
Mortgage£1,219
Costs£482
Management£185
Maintenance£67
Insurance£28
CapEx reserve£93
Voids + council tax£6
Ltd co. accounts£104
Tax£15
Profit+£64
Returns
Return before costs on price7.40%
Cash return on cash0.73%
Gross margin£1,297
Cash needed£104,000
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.46
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £22,212 | £5,790 | £14,625 | £0 | £341 | £1,456 | £1,456 |
| Year 2 | £22,878 | £5,963 | £14,625 | £0 | £435 | £1,855 | £3,311 |
| Year 3 | £23,565 | £6,142 | £14,625 | £0 | £531 | £2,266 | £5,577 |
| Year 4 | £24,272 | £6,327 | £14,625 | £0 | £631 | £2,689 | £8,266 |
| Year 5 | £25,000 | £6,516 | £14,625 | £0 | £733 | £3,125 | £11,392 |
Rent by the room upside
What we verified
5007
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 · 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£2,925
Annual rental tax£179
CGT yr 5£0 · company level
5y net total£11,392
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£1,350
Legal + survey£2,150
Mortgage + broker£5,500
Cash needed£104,000
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
Situated within the always popular NR4 postcode and just moments from the UEA, this spacious four-bedroom semi-detached home offers an impressive combination of location, versatility and outside space. Exceptionally well cared for by the current owner, the property is presented in immaculate condition throughout and represents an exciting opportunity for both investors looking towards the thriving student market and buyers seeking a sizeable family home in one of Norwich’s mo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice