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Year 5 disposal
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Weak
4.29% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Article 4 clear — Rent by the room conversion route open
Why to be cautious
- Monthly profit −£635/mo — heavily negative — needs monthly capital injection
- -6.2% 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.
- 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
−£635/mo
You top up £635/mo
Price
£340K
No local sold comps to compare
Return · IRR
-6.2%/yr
Loses money over 5 years
Cash to get in
£132K
Deposit + fees + refurb
Return before costs on price 4.29%5-yr return on cash -24%Rent est. £1,215 (£1,114–£1,325)
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: £1,114–£1,325/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £85,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £255,000 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
-£635
after mortgage, operating costs & tax
Rent in£1,215/mo gross
£1,168/mo collected · £47/mo lost to voids
Where it goes
£1,381Mortgage£422Costs
Outgoings exceed rent — you top up £635/mo
Mortgage£1,381
Costs£422
Management£122
Maintenance£100
Insurance£28
CapEx reserve£61
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£635
Returns
Return before costs on price4.29%
Cash return on cash-5.75%
Gross margin£747
Cash needed£132,361
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.85
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 | £14,580 | £5,061 | £16,575 | £0 | £0 | -£7,055 | -£7,055 |
| Year 2 | £15,017 | £5,212 | £16,575 | £0 | £0 | -£6,770 | -£13,825 |
| Year 3 | £15,468 | £5,369 | £16,575 | £0 | £0 | -£6,476 | -£20,301 |
| Year 4 | £15,932 | £5,530 | £16,575 | £0 | £0 | -£6,173 | -£26,474 |
| Year 5 | £16,410 | £5,696 | £16,575 | £0 | £0 | -£5,861 | -£32,335 |
Disposal gain (gross)-£15,258
CGT£0
Net Disposal proceeds£366,003
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionClear
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Clear
Confidence
high
Source
Seeded postcode-prefix lookup
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 cohortS6 · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Sheffield · 3.5 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
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 — -£635/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 | 4.29% | -£635 | £132,361 | -24.4% | Low | Feasible |
| Housing-benefit rent | 3.22% | -£942 | £132,361 | -38.1% | Med | Feasible |
| Council lease | 0.00% | -£1,613 | £132,361 | -73.8% | Low | Feasible |
| Refurb & refinance | 4.29% | -£635 | £155,405 | -20.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £387,305 | 5% | Med | Feasible |
| Rent by the room | 5.80% | -£932 | £132,361 | -34.8% | — | 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
+£230/mo cash flow vs Rent it out if converted to Rent by the room
8.47% Return before costs on price converted vs 4.29% as-is
As-is Rent it out
Monthly profit-£545
Return before costs on price4.29%
Cash needed£96,898
If converted to Rent by the room
Monthly profit-£315
Return before costs on price8.47%
Cash needed£112,898
Δ vs Rent it out Monthly profit+£230
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£55,700–£102,700full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£4,400–£7,700
- Replumb£3,300–£6,600
- Windows£11,000–£19,800
- Paint + decor£8,800–£15,400
- Flooring£13,200–£24,200
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£14,580
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,616
Exit costs
Projected sale price (5y · 2%/yr growth)£375,387
Capital gain (pre-CGT)£35,387
Sale costs (~2.5%)£9,385
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-£32,335
Rates as of Oct 2024
Acquisition costs
£132,361cash neededPurchase price£340,000
Deposit (25%)£85,000
Stamp duty+5% additional-property surcharge£24,000
Refurb£15,111
Legal + survey£2,150
Mortgage fees£6,100
Total cash neededdeposit + costs (loan covers the rest)£132,361
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Three-Bedroom Link-Detached Family Home in a Highly Sought-After Stannington Location
A well-presented three-bedroom link-detached family home, ideally positioned in the much sought-after area of Stannington. Offering generous and versatile living accommodation, a mature rear garden, detached garage and an enviable location close to local schools, amenities and beautiful open countryside.
The property is approached via a welcoming front porch and briefly comprises a well-fi…
Floor plans
Listing metaonthemarket · Blundells - Hillsborough
About this listing
OnTheMarketPrice history
5-year price trend
Monthly profit
−£635
Cash needed
£132K
Return after costs
-5.75%
IRR
-6.17%
Marchwood Road, Sheffield, S6, Sheffield, S6
detached · 3 bed · 1 bath
£340,000
est £1,215 · 4.29% gross
1 / 16
0/100
Marginal
4.29% — verify the rent + comps locally.
4.29% Return before costs — around the area average for this property type.
Monthly profit −£635/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£340K
Return before costs
4.29%
est rent £1,215/monot enough comparablesRange £1,114–£1,325/mo (Q1–Q3)
Bedrooms
3
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: £1,114–£1,325/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £85,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £255,000 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
-£635
after mortgage, operating costs & tax
Rent in£1,215/mo gross
£1,168/mo collected · £47/mo lost to voids
Where it goes
£1,381Mortgage£422Costs
Outgoings exceed rent — you top up £635/mo
Mortgage£1,381
Costs£422
Management£122
Maintenance£100
Insurance£28
CapEx reserve£61
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£635
Returns
Return before costs on price4.29%
Cash return on cash-5.75%
Gross margin£747
Cash needed£132,361
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.85
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 | £14,580 | £5,061 | £16,575 | £0 | £0 | -£7,055 | -£7,055 |
| Year 2 | £15,017 | £5,212 | £16,575 | £0 | £0 | -£6,770 | -£13,825 |
| Year 3 | £15,468 | £5,369 | £16,575 | £0 | £0 | -£6,476 | -£20,301 |
| Year 4 | £15,932 | £5,530 | £16,575 | £0 | £0 | -£6,173 | -£26,474 |
| Year 5 | £16,410 | £5,696 | £16,575 | £0 | £0 | -£5,861 | -£32,335 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupClear
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£3,315
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£32,335
Acquisition costs
25% deposit£85,000
Stamp duty£24,000
Refurb£15,111
Legal + survey£2,150
Mortgage + broker£6,100
Cash needed£132,361
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
Three-Bedroom Link-Detached Family Home in a Highly Sought-After Stannington Location
A well-presented three-bedroom link-detached family home, ideally positioned in the much sought-after area of Stannington. Offering generous and versatile living accommodation, a mature rear garden, detached garage and an enviable location close to local schools, amenities and beautiful open countryside.
The property is approached via a welcoming front porch and briefly comprises a well-fi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice