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Year 5 disposal
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Caution
9.16% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.16% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (175 yrs) — no short-lease drag
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£45/mo — mildly negative — equity build may cover
- -0.7% 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
−£45/mo
You top up £45/mo
Price
£130K
No local sold comps to compare
Return · IRR
-0.7%/yr
Loses money over 5 years
Cash to get in
£55K
Deposit + fees + refurb
Return before costs on price 9.16%5-yr return on cash 2%Rent est. £992 (£878–£1,121)
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: £878–£1,121/mo · n=94
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£45
after mortgage, operating costs & tax
Rent in£992/mo gross
£954/mo collected · £38/mo lost to voids
Where it goes
£528Mortgage£470Costs
Outgoings exceed rent — you top up £45/mo
Mortgage£528
Costs£470
Management£99
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£7
Service charge + ground rent£124
Ltd co. accounts£104
Tax—
Shortfall−£45
Returns
Return before costs on price9.16%
Cash return on cash-0.98%
Gross margin£483
Cash needed£54,814
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.81
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 | £11,904 | £5,646 | £6,338 | £0 | £0 | -£79 | -£79 |
| Year 2 | £12,261 | £5,815 | £6,338 | £0 | £21 | £88 | £9 |
| Year 3 | £12,629 | £5,989 | £6,338 | £0 | £57 | £245 | £254 |
| Year 4 | £13,008 | £6,169 | £6,338 | £0 | £95 | £406 | £660 |
| Year 5 | £13,398 | £6,354 | £6,338 | £0 | £134 | £572 | £1,232 |
Disposal gain (gross)-£9,422
CGT£0
Net Disposal proceeds£139,942
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold175 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
175 yr
Extracted from listing description · verify with solicitor
Tenure & planning175 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 profileStudent let
Tenant profilelikely cohortS3 · 2 bed
Primary profile
Student let
Nearest university
for student-let assessment
Sheffield Hallam · 0.9 km
Reason
0.9 km from a major UK university — student couples / individuals dominate 2-bed lets here.
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
2-bed · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£45/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 | 9.16% | -£45 | £54,814 | 2.2% | Low | Feasible |
| Housing-benefit rent | 6.87% | -£296 | £54,814 | -24.2% | Med | Feasible |
| Council lease | 0.00% | -£843 | £54,814 | -94.4% | Low | Feasible |
| Refurb & refinance | 9.16% | -£45 | £65,620 | 1.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£315 | £153,670 | 1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
+£333/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 9.16% as-is
As-is Rent it out
Monthly profit+£76
Return before costs on price9.16%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costs on price22.15%
Cash needed£60,398
Δ vs Rent it out Monthly profit+£333
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£46,200
Range: £39,900 – £54,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£42,188–£78,000full refurb + room split
⚠️ Capped at 60% of £130,000 asking (£78,000). Raw model: £48,300–£89,300. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,861–£15,722
- 1 × bathroom£5,241–£9,608
- Rewire£3,144–£5,503
- Replumb£2,358–£4,717
- Windows£7,861–£14,150
- Paint + decor£6,289–£11,006
- Flooring£9,433–£17,295
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£11,904
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£537
Exit costs
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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£1,232
Rates as of Oct 2024
Acquisition costs
£54,814cash neededPurchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£54,814
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Belvoir Sheffield is delighted to present this attractive first-floor, two-bedroom apartment, ideally positioned in the heart of Sheffield City Centre. Offering well-proportioned accommodation, an allocated parking space, vacant possession and no onward chain, the property is ideally suited to first-time buyers and investors alike. Conveniently located close to Sheffield’s universities, hospitals, shops, restaurants and excellent transport links, this apartment offers both co…
Floor plans
Listing metaonthemarket · Belvoir - Sheffield Sales
About this listing
OnTheMarketPrice history
5-year price trend
Monthly profit
−£45
Cash needed
£55K
Return after costs
-0.98%
IRR
-0.68%
1 Nursery Street, City Centre, Sheffield, S3, Sheffield, S3
flat · 2 bed · 1 bath
£130,000
est £992 · 9.16% gross
Chain freeLeasehold 175yrEPC D
1 / 16
52/100
Caution
9.16% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.16% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£130K
Return before costs
9.16%
est rent £992/monot enough comparablesRange £878–£1,121/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £878–£1,121/mo · n=94
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£45
after mortgage, operating costs & tax
Rent in£992/mo gross
£954/mo collected · £38/mo lost to voids
Where it goes
£528Mortgage£470Costs
Outgoings exceed rent — you top up £45/mo
Mortgage£528
Costs£470
Management£99
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£7
Service charge + ground rent£124
Ltd co. accounts£104
Tax—
Shortfall−£45
Returns
Return before costs on price9.16%
Cash return on cash-0.98%
Gross margin£483
Cash needed£54,814
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.81
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 | £11,904 | £5,646 | £6,338 | £0 | £0 | -£79 | -£79 |
| Year 2 | £12,261 | £5,815 | £6,338 | £0 | £21 | £88 | £9 |
| Year 3 | £12,629 | £5,989 | £6,338 | £0 | £57 | £245 | £254 |
| Year 4 | £13,008 | £6,169 | £6,338 | £0 | £95 | £406 | £660 |
| Year 5 | £13,398 | £6,354 | £6,338 | £0 | £134 | £572 | £1,232 |
Rent by the room upside
What we verified
5306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining175 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£1,370/yr
Ground rentDoubling clauses kill mortgageability£125/yr
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,268
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,232
Acquisition costs
25% deposit£32,500
Stamp duty£6,600
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,950
Cash needed£54,814
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
Belvoir Sheffield is delighted to present this attractive first-floor, two-bedroom apartment, ideally positioned in the heart of Sheffield City Centre. Offering well-proportioned accommodation, an allocated parking space, vacant possession and no onward chain, the property is ideally suited to first-time buyers and investors alike. Conveniently located close to Sheffield’s universities, hospitals, shops, restaurants and excellent transport links, this apartment offers both co…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice