Skip to main contenthow this is calculated →
Year 5 disposal
BMV -30%
⊞ View all 15
80/ 100
Strong
9.52% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.52% return before costs — above-market
- Priced below market -30% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- 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
+£28/mo
Barely breaks even each month
Price vs market
Below market value
-30% vs 12 sold · interior unseen
Return · IRR
0.9%/yr
Modest annualised return
Cash left in
£14K
Stays in after refinancing at value
Price £90KCash to buy £43KReturn before costs on price 9.52%5-yr return on cash 10%Rent est. £714 (£648–£787)
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: £648–£787/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £67,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£28
after mortgage, operating costs & tax
Rent in£714/mo gross
£687/mo collected · £27/mo lost to voids
Where it goes
£366Mortgage£287Costs
£28/mo left as profit · 4% of rent kept
Mortgage£366
Costs£287
Management£71
Maintenance£50
Insurance£20
CapEx reserve£36
Voids + council tax£6
Ltd co. accounts£104
Tax£7
Profit+£28
Returns
Return before costs on price9.52%
Cash return on cash0.77%
Gross margin£400
Cash needed£43,010
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.88
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 | £8,568 | £3,441 | £4,388 | £0 | £140 | £599 | £599 |
| Year 2 | £8,825 | £3,544 | £4,388 | £0 | £170 | £723 | £1,322 |
| Year 3 | £9,090 | £3,651 | £4,388 | £0 | £200 | £852 | £2,174 |
| Year 4 | £9,362 | £3,760 | £4,388 | £0 | £231 | £984 | £3,158 |
| Year 5 | £9,643 | £3,873 | £4,388 | £0 | £263 | £1,120 | £4,277 |
Disposal gain (gross)-£11,277
CGT£0
Net Disposal proceeds£96,883
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 profileMixed demand
Tenant profilelikely cohortS63 7AH · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Sheffield Hallam · 16.1 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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
Council lease wins — +£54/mo · £27/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 9.52% | +£28 | £43,010 | 9.9% | Low | Feasible |
| Housing-benefit rent | 6.65% | -£175 | £43,010 | -17.1% | Med | Feasible |
| ⭐ Council lease | 9.52% | +£54 | £43,010 | 10.6% | Low | Feasible |
| Refurb & refinance | 9.52% | +£28 | £52,294 | 8.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £112,944 | -4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Rotherham · cap £499/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Rotherham
- LHA monthly cap:
- £499
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£515/mo cash flow vs Rent it out if converted to Rent by the room
32.00% Return before costs on price converted vs 9.52% as-is
As-is Rent it out
Monthly profit+£20
Return before costs on price9.52%
Cash needed£34,398
If converted to Rent by the room
Monthly profit+£536
Return before costs on price32.00%
Cash needed£50,398
Δ vs Rent it out Monthly profit+£515
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
£29,207–£54,000full refurb + room split
⚠️ Capped at 60% of £90,000 asking (£54,000). Raw model: £48,300–£89,300. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,442–£10,885
- 1 × bathroom£3,628–£6,652
- Rewire£2,177–£3,810
- Replumb£1,633–£3,265
- Windows£5,442–£9,796
- Paint + decor£4,354–£7,619
- Flooring£6,531–£11,973
Comparables
sold within 0.5 miWide · CV 35.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodWath Central Primary SchoolPrimary · Academy sponsor led · S63 7HG
- GoodWath Victoria Primary SchoolPrimary · Academy converter · S63 7AD
- GoodWath AcademySecondary · Academy sponsor led · S63 7NW
- Requires improvementSaint Pius X Catholic High School A Specialist School in HumanitiesSecondary · Academy converter · S63 7PQ
- Not ratedOur Lady and St Joseph's Catholic Primary SchoolPrimary · Voluntary aided school · S63 7HG
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£8,568
Section 24 credit£0
Annual tax due£140
Post-tax Monthly profit annual£270
Exit costs
Projected sale price (5y · 2%/yr growth)£99,367
Capital gain (pre-CGT)£9,367
Sale costs (~2.5%)£2,484
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£4,277
Rates as of Oct 2024
Acquisition costs
£43,010cash neededPurchase price£90,000
Deposit (25%)£22,500
Stamp duty+5% additional-property surcharge£4,500
Refurb£11,960
Legal + survey£1,700
Mortgage fees£2,350
Total cash neededdeposit + costs (loan covers the rest)£43,010
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary lets explore this avenue! Being excellently placed for amenities, schools, shops & transport links, this spacious mid terrace would make an excellent buy for first time buyers / investors alike. Boasting a delightful lawned rear garden - call now! No chain!
Description nest or invest - This terrace property would make a perfect first/family home or investment opportunity! Boasting spacious living areas throughout and has a plentiful lawned garden to the rear. The pro…
Floor plans
Nearby active comparables7 rentals
Comparable rentals
S63 · same beds + typeMedian nearby: £750/mo · 7 of 7 already let+£36 vs our est
- Packman Road, Wath-Upon-Dearne S63Let2b£750/moMay 2026
- Charles St, Rotherham S63Let2b£725/moMay 2026
- Clover Walk, Bolton-Upon-Dearne, Roth…Let2b£825/moMay 2026
- Gosling Gate, Goldthorpe, Rotherham S…Let2b£750/moApr 2026
- Elizabeth Street, Barnsley S63Let2b£625/moJun 2025
- Avenue Road, Wath-Upon-Dearne, Rother…Let2b£725/moJun 2025
- Goldthrope, Goldthrope S63Let2b£858/moJun 2025
Other deals nearby
S63 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · William H Brown - Mexborough
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£28
Cash needed
£43K
Return after costs
0.77%
IRR
0.91%
Avenue Road, Wath-Upon-Dearne, Rotherham S63
terraced · 2 bed · 1 bath
£90,000
est £714 · 9.52% gross
Chain freeEPC E
Priced below market
1 / 15
80/100
Strong
9.52% — verify the rent + comps locally.
Priced below market -30% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.52% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Chain free
Price
£90K
30% below sold comps
Return before costs
9.52%
est rent £714/monot enough comparablesRange £648–£787/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — 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: £648–£787/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £67,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£28
after mortgage, operating costs & tax
Rent in£714/mo gross
£687/mo collected · £27/mo lost to voids
Where it goes
£366Mortgage£287Costs
£28/mo left as profit · 4% of rent kept
Mortgage£366
Costs£287
Management£71
Maintenance£50
Insurance£20
CapEx reserve£36
Voids + council tax£6
Ltd co. accounts£104
Tax£7
Profit+£28
Returns
Return before costs on price9.52%
Cash return on cash0.77%
Gross margin£400
Cash needed£43,010
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.88
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Rotherham · cap £499/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Rotherham
- LHA monthly cap:
- £499
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £8,568 | £3,441 | £4,388 | £0 | £140 | £599 | £599 |
| Year 2 | £8,825 | £3,544 | £4,388 | £0 | £170 | £723 | £1,322 |
| Year 3 | £9,090 | £3,651 | £4,388 | £0 | £200 | £852 | £2,174 |
| Year 4 | £9,362 | £3,760 | £4,388 | £0 | £231 | £984 | £3,158 |
| Year 5 | £9,643 | £3,873 | £4,388 | £0 | £263 | £1,120 | £4,277 |
Rent by the room upside
What we verified
3216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£6,000–£12,000 to upgrade to CE
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 35.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£878
Annual rental tax£78
CGT yr 5£0 · company level
5y net total£4,277
Acquisition costs
25% deposit£22,500
Stamp duty£4,500
Refurb£11,960
Legal + survey£1,700
Mortgage + broker£2,350
Cash needed£43,010
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 copyZoopla
Summary lets explore this avenue! Being excellently placed for amenities, schools, shops & transport links, this spacious mid terrace would make an excellent buy for first time buyers / investors alike. Boasting a delightful lawned rear garden - call now! No chain!
Description nest or invest - This terrace property would make a perfect first/family home or investment opportunity! Boasting spacious living areas throughout and has a plentiful lawned garden to the rear. The pro…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice