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Year 5 disposal
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85/ 100
Strong
9.61% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£240/mo from completion — the no.1 reason to invest
- 9.61% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- 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
+£240/mo
Pays you every month, net of costs
Price
£220K
No local sold comps to compare
Return · IRR
3.4%/yr
Modest annualised return
Cash to get in
£103K
Deposit + fees + refurb
Return before costs on price 9.61%5-yr return on cash 21%Rent est. £1,762 (£1,667–£1,862)
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: £1,667–£1,862/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£21,813–£40,718 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£240
after mortgage, operating costs & tax
Rent in£1,762/mo gross
£1,694/mo collected · £68/mo lost to voids
Where it goes
£894Mortgage£504Costs
£240/mo left as profit · 14% of rent kept
Mortgage£894
Costs£504
Management£176
Maintenance£100
Insurance£28
CapEx reserve£88
Voids + council tax£8
Ltd co. accounts£104
Tax£56
Profit+£240
Returns
Return before costs on price9.61%
Cash return on cash2.80%
Gross margin£1,190
Cash needed£102,984
Monthly profit payback35y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.90
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 | £21,144 | £6,048 | £10,725 | £0 | £831 | £3,540 | £3,540 |
| Year 2 | £21,778 | £6,229 | £10,725 | £0 | £917 | £3,907 | £7,448 |
| Year 3 | £22,432 | £6,416 | £10,725 | £0 | £1,005 | £4,286 | £11,733 |
| Year 4 | £23,105 | £6,608 | £10,725 | £0 | £1,097 | £4,674 | £16,408 |
| Year 5 | £23,798 | £6,807 | £10,725 | £0 | £1,191 | £5,075 | £21,483 |
Disposal gain (gross)-£26,859
CGT£0
Net Disposal proceeds£236,825
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 cohortBH10 5JG · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Southampton · 39.9 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
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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — +£240/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 | 9.61% | +£240 | £102,984 | 20.9% | Low | Feasible |
| Housing-benefit rent | 6.26% | -£277 | £102,984 | -8.5% | Med | Feasible |
| Council lease | 0.00% | -£1,126 | £102,984 | -66.4% | Low | Feasible |
| Refurb & refinance | 9.61% | +£240 | £125,618 | 17.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £275,318 | -3% | Med | Feasible |
| Rent by the room | 9.82% | -£322 | £102,984 | -8.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Bournemouth · cap £1,147/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bournemouth
- LHA monthly cap:
- £1,147
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
-£174/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 9.61% as-is
As-is Rent it out
Monthly profit+£298
Return before costs on price9.61%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit-£174
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
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
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodThe Bourne AcademySecondary · Academy sponsor led · BH10 5HS
- Not ratedHill View Primary AcademyPrimary · Academy converter · BH10 5BD
- Not ratedKingsleigh Primary SchoolPrimary · Academy converter · BH10 5HT
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£21,144
Section 24 credit£0
Annual tax due£831
Post-tax Monthly profit annual£2,727
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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£21,483
Rates as of Oct 2024
Acquisition costs
£102,984cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£29,084
Legal + survey£1,700
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£102,984
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
A three-bedroom semi-detached house situated on East Howe Lane, presenting an exciting opportunity for buyers seeking a property with excellent scope for modernisation and improvement.
Guide Price £220,000 to £320,000 * Buyers Premium Applies
For sale by public auction.unconditional online auction.
. .
Register on this lot today. The legal pack can be downloaded from our website, .
Town & Country Property Auctions are delighted to offer For Sale by Public Auction this pr…
Floor plans
Listing metaonthemarket · Town & Country Property Auctions - Bournemouth
About this listing
OnTheMarketPrice history
5-year price trend
Monthly profit
+£240
Cash needed
£103K
Return after costs
2.80%
IRR
3.39%
138 East Howe Lane, Bournemouth, Dorset, BH10 5JG, Bournemouth, BH10 5JG
detached · 3 bed · 1 bath
£220,000
est £1,762 · 9.61% gross
1 / 8
85/100
Strong
9.61% — verify the rent + comps locally.
Monthly profit +£240/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.61% Return before costs — above-market
Price
£220K
Return before costs
9.61%
est rent £1,762/monot enough comparablesRange £1,667–£1,862/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £1,667–£1,862/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£21,813–£40,718 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£240
after mortgage, operating costs & tax
Rent in£1,762/mo gross
£1,694/mo collected · £68/mo lost to voids
Where it goes
£894Mortgage£504Costs
£240/mo left as profit · 14% of rent kept
Mortgage£894
Costs£504
Management£176
Maintenance£100
Insurance£28
CapEx reserve£88
Voids + council tax£8
Ltd co. accounts£104
Tax£56
Profit+£240
Returns
Return before costs on price9.61%
Cash return on cash2.80%
Gross margin£1,190
Cash needed£102,984
Monthly profit payback35y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.90
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Bournemouth · cap £1,147/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bournemouth
- LHA monthly cap:
- £1,147
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 | £21,144 | £6,048 | £10,725 | £0 | £831 | £3,540 | £3,540 |
| Year 2 | £21,778 | £6,229 | £10,725 | £0 | £917 | £3,907 | £7,448 |
| Year 3 | £22,432 | £6,416 | £10,725 | £0 | £1,005 | £4,286 | £11,733 |
| Year 4 | £23,105 | £6,608 | £10,725 | £0 | £1,097 | £4,674 | £16,408 |
| Year 5 | £23,798 | £6,807 | £10,725 | £0 | £1,191 | £5,075 | £21,483 |
Rent by the room upside
What we verified
5107
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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,145
Annual rental tax£676
CGT yr 5£0 · company level
5y net total£21,483
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£29,084
Legal + survey£1,700
Mortgage + broker£4,300
Cash needed£102,984
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 three-bedroom semi-detached house situated on East Howe Lane, presenting an exciting opportunity for buyers seeking a property with excellent scope for modernisation and improvement.
Guide Price £220,000 to £320,000 * Buyers Premium Applies
For sale by public auction.unconditional online auction.
. .
Register on this lot today. The legal pack can be downloaded from our website, .
Town & Country Property Auctions are delighted to offer For Sale by Public Auction this pr…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice