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Year 5 disposal
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85/ 100
Strong
11.04% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£316/mo from completion — the no.1 reason to invest
- 11.04% return before costs — above-market
- 6.1% 5y IRR — strong total return on capital
- 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
+£316/mo
Pays you every month, net of costs
Price
£160K
No local sold comps to compare
Return · IRR
6.1%/yr
Modest annualised return
Cash to get in
£69K
Deposit + fees + refurb
Return before costs on price 11.04%5-yr return on cash 36%Rent est. £1,472 (£1,339–£1,618)
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: £1,339–£1,618/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£316
after mortgage, operating costs & tax
Rent in£1,472/mo gross
£1,415/mo collected · £57/mo lost to voids
Where it goes
£625Mortgage£400Costs£316Your profit
£316/mo left as profit · 22% of rent kept
Mortgage£625
Costs£400
Management£147
Maintenance£50
Insurance£20
CapEx reserve£74
Voids + council tax£5
Ltd co. accounts£104
Tax£74
Profit+£316
Returns
Return before costs on price11.04%
Cash return on cash5.51%
Gross margin£1,016
Cash needed£68,911
Monthly profit payback18y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.18
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 | £17,664 | £4,798 | £7,500 | £0 | £1,020 | £4,346 | £4,346 |
| Year 2 | £18,194 | £4,942 | £7,500 | £0 | £1,093 | £4,659 | £9,005 |
| Year 3 | £18,740 | £5,090 | £7,500 | £0 | £1,168 | £4,981 | £13,986 |
| Year 4 | £19,302 | £5,243 | £7,500 | £0 | £1,246 | £5,313 | £19,299 |
| Year 5 | £19,881 | £5,400 | £7,500 | £0 | £1,326 | £5,655 | £24,954 |
Disposal gain (gross)-£13,274
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
50065 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
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
University of Southampton · 5.3 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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — +£316/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 | 11.04% | +£316 | £68,911 | 36.2% | Low | Feasible |
| Housing-benefit rent | 8.28% | +£18 | £68,911 | 10.8% | Med | Feasible |
| Council lease | 0.00% | -£799 | £68,911 | -70.5% | Low | Feasible |
| Refurb & refinance | 11.04% | +£316 | £82,955 | 30.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £191,555 | 1% | Med | Feasible |
| Rent by the room | 13.50% | +£43 | £68,911 | 17.1% | — | 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
+£17/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 11.04% as-is
As-is Rent it out
Monthly profit+£297
Return before costs on price11.04%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.00%
Cash needed£67,898
Δ vs Rent it out Monthly profit+£17
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 69% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- no local HMO decisions on record
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£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
Southampton City-wide HMO Article 4
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Tax treatment
Annual gross rent£17,664
Section 24 credit£0
Annual tax due£1,020
Post-tax Monthly profit annual£3,667
Exit costs
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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£24,954
Rates as of Oct 2024
Acquisition costs
£68,911cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£15,111
Legal + survey£1,700
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£68,911
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY * THREE BEDROOM END OF TERRACE HOUSE * TWO RECEPTION ROOMS * DOWNSTAIRS W/C * STORAGE ROOM * WET ROOM * GENEROUS CORNER PLOT REAR GARDEN * DRIVEWAY & ON-STREET PARKING *
DESCRIPTION Welcome to this three-bedroom end of terrace home offering spacious and versatile accommodation.
Upon entering, the property comprises a welcoming living room, a separate dining room, a fitted kitchen, a convenient downstairs w/c, and a useful storage room.
The first floor features thre…
Floor plans
Listing metaonthemarket · Fox & Sons - Bitterne
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
+£316
Cash needed
£69K
Return after costs
5.51%
IRR
6.15%
Barnfield Close, Southampton, Southampton
terraced · 3 bed · 1 bath
£160,000
est £1,472 · 11.04% gross
1 / 15
85/100
Strong
11.04% — verify the rent + comps locally.
Monthly profit +£316/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.04% Return before costs — above-market
Price
£160K
Return before costs
11.04%
est rent £1,472/monot enough comparablesRange £1,339–£1,618/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
—
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: £1,339–£1,618/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£316
after mortgage, operating costs & tax
Rent in£1,472/mo gross
£1,415/mo collected · £57/mo lost to voids
Where it goes
£625Mortgage£400Costs£316Your profit
£316/mo left as profit · 22% of rent kept
Mortgage£625
Costs£400
Management£147
Maintenance£50
Insurance£20
CapEx reserve£74
Voids + council tax£5
Ltd co. accounts£104
Tax£74
Profit+£316
Returns
Return before costs on price11.04%
Cash return on cash5.51%
Gross margin£1,016
Cash needed£68,911
Monthly profit payback18y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.18
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 | £17,664 | £4,798 | £7,500 | £0 | £1,020 | £4,346 | £4,346 |
| Year 2 | £18,194 | £4,942 | £7,500 | £0 | £1,093 | £4,659 | £9,005 |
| Year 3 | £18,740 | £5,090 | £7,500 | £0 | £1,168 | £4,981 | £13,986 |
| Year 4 | £19,302 | £5,243 | £7,500 | £0 | £1,246 | £5,313 | £19,299 |
| Year 5 | £19,881 | £5,400 | £7,500 | £0 | £1,326 | £5,655 | £24,954 |
Rent by the room upside
What we verified
5006
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 · 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£1,500
Annual rental tax£890
CGT yr 5£0 · company level
5y net total£24,954
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£3,400
Cash needed£68,911
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
SUMMARY * THREE BEDROOM END OF TERRACE HOUSE * TWO RECEPTION ROOMS * DOWNSTAIRS W/C * STORAGE ROOM * WET ROOM * GENEROUS CORNER PLOT REAR GARDEN * DRIVEWAY & ON-STREET PARKING *
DESCRIPTION Welcome to this three-bedroom end of terrace home offering spacious and versatile accommodation.
Upon entering, the property comprises a welcoming living room, a separate dining room, a fitted kitchen, a convenient downstairs w/c, and a useful storage room.
The first floor features thre…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice