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Year 5 disposal
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7/ 100
Weak
5.71% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£275/mo — significantly negative — real recurring drain
- -2.2% 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
−£275/mo
You top up £275/mo
Price
£525K
No local sold comps to compare
Return · IRR
-2.2%/yr
Loses money over 5 years
Cash to get in
£205K
Deposit + fees + refurb
Return before costs on price 5.71%5-yr return on cash -2%Rent est. £2,500 (£2,497–£2,503)
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: £2,497–£2,503/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £131,250
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £393,750 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£275
after mortgage, operating costs & tax
Rent in£2,500/mo gross
£2,404/mo collected · £96/mo lost to voids
Where it goes
£2,051Mortgage£628Costs
Outgoings exceed rent — you top up £275/mo
Mortgage£2,051
Costs£628
Management£250
Maintenance£100
Insurance£40
CapEx reserve£125
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£275
Returns
Return before costs on price5.71%
Cash return on cash-1.61%
Gross margin£1,776
Cash needed£204,983
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.13
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 | £30,000 | £7,537 | £24,609 | £0 | £0 | -£2,146 | -£2,146 |
| Year 2 | £30,900 | £7,763 | £24,609 | £0 | £0 | -£1,472 | -£3,619 |
| Year 3 | £31,827 | £7,996 | £24,609 | £0 | £0 | -£778 | -£4,397 |
| Year 4 | £32,782 | £8,236 | £24,609 | £0 | £0 | -£63 | -£4,461 |
| Year 5 | £33,765 | £8,483 | £24,609 | £0 | £128 | £545 | -£3,916 |
Disposal gain (gross)-£24,707
CGT£0
Net Disposal proceeds£565,151
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 cohort4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Cambridge · 40.1 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
Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£275/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 | 5.71% | -£275 | £204,983 | -1.9% | Low | Feasible |
| Housing-benefit rent | 4.29% | -£901 | £204,983 | -19.8% | Med | Feasible |
| Council lease | 0.00% | -£2,295 | £204,983 | -67.6% | Low | Feasible |
| Refurb & refinance | 5.71% | -£275 | £239,016 | -1.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £597,641 | 5% | Med | Feasible |
| Rent by the room | 5.49% | -£1,189 | £204,983 | -27.5% | — | 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
-£813/mo cash flow vs Rent it out if converted to Rent by the room
5.49% Return before costs on price converted vs 5.71% as-is
As-is Rent it out
Monthly profit-£225
Return before costs on price5.71%
Cash needed£143,148
If converted to Rent by the room
Monthly profit-£1,038
Return before costs on price5.49%
Cash needed£159,148
Δ vs Rent it out Monthly profit-£813
Show conversion detail
Conversion cost estimate
£30,000
Range: £24,000 – £38,000
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.
£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
Stevenage
≈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£30,000
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,300
Exit costs
Projected sale price (5y · 2%/yr growth)£579,642
Capital gain (pre-CGT)£54,642
Sale costs (~2.5%)£14,491
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-£3,916
Rates as of Oct 2024
Acquisition costs
£204,983cash neededPurchase price£525,000
Deposit (25%)£131,250
Stamp duty+5% additional-property surcharge£42,500
Refurb£19,458
Legal + survey£2,900
Mortgage fees£8,875
Total cash neededdeposit + costs (loan covers the rest)£204,983
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
This beautiful four bedroom semi-detached family home is situated in a pleasant cul-de-sac location, conveniently positioned for Stevenage Old Town and the mainline railway station. The property offers spacious and versatile accommodation, a modern fitted kitchen/diner, lovely rear garden and detached double garage.
The delightful four-bedroom home presents an excellent opportunity to purchase this incredible family residence ideal for anyone seeking well positioned living…
Floor plans
Listing metaonthemarket · iW Estates - Stevenage
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£275
Cash needed
£205K
Return after costs
-1.61%
IRR
-2.20%
Brick Kiln Road, Stevenage, Stevenage
detached · 4 bed · 1 bath
£525,000
est £2,500 · 5.71% gross
1 / 27
7/100
Marginal
5.71% — verify the rent + comps locally.
5.71% Return before costs — around the area average for this property type.
Monthly profit −£275/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£525K
Return before costs
5.71%
est rent £2,500/monot enough comparablesRange £2,497–£2,503/mo (Q1–Q3)
Bedrooms
4
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: £2,497–£2,503/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £131,250
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £393,750 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£275
after mortgage, operating costs & tax
Rent in£2,500/mo gross
£2,404/mo collected · £96/mo lost to voids
Where it goes
£2,051Mortgage£628Costs
Outgoings exceed rent — you top up £275/mo
Mortgage£2,051
Costs£628
Management£250
Maintenance£100
Insurance£40
CapEx reserve£125
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£275
Returns
Return before costs on price5.71%
Cash return on cash-1.61%
Gross margin£1,776
Cash needed£204,983
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.13
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 | £30,000 | £7,537 | £24,609 | £0 | £0 | -£2,146 | -£2,146 |
| Year 2 | £30,900 | £7,763 | £24,609 | £0 | £0 | -£1,472 | -£3,619 |
| Year 3 | £31,827 | £7,996 | £24,609 | £0 | £0 | -£778 | -£4,397 |
| Year 4 | £32,782 | £8,236 | £24,609 | £0 | £0 | -£63 | -£4,461 |
| Year 5 | £33,765 | £8,483 | £24,609 | £0 | £128 | £545 | -£3,916 |
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£4,922
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,916
Acquisition costs
25% deposit£131,250
Stamp duty£42,500
Refurb£19,458
Legal + survey£2,900
Mortgage + broker£8,875
Cash needed£204,983
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
This beautiful four bedroom semi-detached family home is situated in a pleasant cul-de-sac location, conveniently positioned for Stevenage Old Town and the mainline railway station. The property offers spacious and versatile accommodation, a modern fitted kitchen/diner, lovely rear garden and detached double garage.
The delightful four-bedroom home presents an excellent opportunity to purchase this incredible family residence ideal for anyone seeking well positioned living…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice