Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 20
0/ 100
Weak
6.66% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (800 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£502/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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£502/mo
You top up £502/mo
Price
£250K
No local sold comps to compare
Return · IRR
-6.2%/yr
Loses money over 5 years
Cash to get in
£99K
Deposit + fees + refurb
Return before costs on price · Rent by the room 6.66%5-yr return on cash -26%Rent est. £1,101 (£996–£1,217)
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: £996–£1,217/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£10,672–£19,921 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £187,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£502
after mortgage, operating costs & tax
Rent in£1,101/mo gross
£1,059/mo collected · £42/mo lost to voids
Where it goes
£1,016Mortgage£545Costs
Outgoings exceed rent — you top up £502/mo
Mortgage£1,016
Costs£545
Management£110
Maintenance£67
Insurance£28
CapEx reserve£55
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£502
Returns
Return before costs on price5.28%
Cash return on cash-6.08%
Gross margin£514
Cash needed£99,004
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.04
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 | £13,212 | £6,540 | £12,188 | £0 | £0 | -£5,515 | -£5,515 |
| Year 2 | £13,608 | £6,736 | £12,188 | £0 | £0 | -£5,315 | -£10,830 |
| Year 3 | £14,017 | £6,938 | £12,188 | £0 | £0 | -£5,109 | -£15,939 |
| Year 4 | £14,437 | £7,146 | £12,188 | £0 | £0 | -£4,897 | -£20,836 |
| Year 5 | £14,870 | £7,361 | £12,188 | £0 | £0 | -£4,678 | -£25,514 |
Disposal gain (gross)-£12,634
CGT£0
Net Disposal proceeds£269,120
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
Leasehold800 yr
Tenure & planning800 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortS13 9XU · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Sheffield Hallam · 7.2 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 · 979 sqft
£25k–£49k
£ per sqft
building cost only
£25–£50
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,853–£12,727
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,769–£20,559
Guide rates · UK May 2026
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 history472d on marketno cuts yet
Strategy matrix
Council lease wins — -£454/mo · £48/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 | 5.28% | -£502 | £99,004 | -25.8% | Low | Feasible |
| Housing-benefit rent | 3.25% | -£891 | £99,004 | -50.1% | Med | Feasible |
| ⭐ Council lease | 5.28% | -£454 | £99,004 | -25.4% | Low | Feasible |
| Refurb & refinance | 5.28% | -£502 | £117,196 | -21.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £287,446 | 4% | Med | Feasible |
| Rent by the room | 6.66% | -£1,416 | £129,004 | -61.6% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Sheffield · cap £678/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sheffield
- LHA monthly cap:
- £678
- 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
+£315/mo cash flow vs Rent it out if converted to Rent by the room
11.52% Return before costs on price converted vs 5.28% as-is
Room mix (3 lettable rooms)
2× Double @ £482/mo1× Single @ £423/mo
≈ £1,387/mo gross room income
As-is Rent it out
Monthly profit-£286
Return before costs on price5.28%
Cash needed£74,398
If converted to Rent by the room
Monthly profit+£29
Return before costs on price11.52%
Cash needed£90,398
Δ vs Rent it out Monthly profit+£315
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£51,223–£94,593full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£3,916–£6,853
- Replumb£2,937–£5,874
- Windows£9,790–£17,622
- Paint + decor£7,832–£13,706
- Flooring£11,748–£21,538
Based on 81 HMO comps within 4.4 km
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
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingAston Fence Junior and Infant SchoolPrimary · Community school · S13 9ZD
- GoodSt Joseph's Primary SchoolPrimary · Academy converter · S13 9AT
- Not ratedBallifield Primary SchoolPrimary · Foundation school · S13 9HH
- Not ratedHandsworth Grange Community Sports CollegeSecondary · Academy converter · S13 9HJ
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£13,212
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,023
Exit costs
Projected sale price (5y · 2%/yr growth)£276,020
Capital gain (pre-CGT)£26,020
Sale costs (~2.5%)£6,901
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-£25,514
Rates as of Oct 2024
Acquisition costs
£99,004cash neededPurchase price£250,000
Deposit (25%)£62,500
Stamp duty+5% additional-property surcharge£15,000
Refurb£14,229
Legal + survey£2,525
Mortgage fees£4,750
Total cash neededdeposit + costs (loan covers the rest)£99,004
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
no chain A fantastic opportunity to purchase this beautifully extended three-bedroom semi-detached family home, offering a stylish and spacious rear living/dining/kitchen area, double garage, and a generously sized rear garden-perfect for modern family living.
Step through the front porch into a welcoming hallway, leading to a lovely front lounge featuring a bay window that fills the room with natural light. To the rear, the heart of the home is a stunning open-plan living…
Floor plans
Listing metazoopla · 2roost-2roots lettings group
About this listing
472 days · ZooplaPrice history
5-year price trend
Monthly profit
−£502
Cash needed
£99K
Return after costs
-6.08%
IRR
-6.19%
Listed 472d ago
Coalbrook Road, Sheffield S13
semi_detached · 3 bed · 1 bath · 979 sqft
£250,000
est £1,101 · 5.28% gross
Chain freeLeasehold 800yrEPC C
1 / 20
0/100
Marginal
6.66% Rent by the room strategy — market rent unverified, verify locally.
Chain free
Price
£250K
Return before costs (best)
6.66%
Rent by the room
Bedrooms
3
1 bath
Energy rating
C
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: £996–£1,217/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£10,672–£19,921 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £187,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£502
after mortgage, operating costs & tax
Rent in£1,101/mo gross
£1,059/mo collected · £42/mo lost to voids
Where it goes
£1,016Mortgage£545Costs
Outgoings exceed rent — you top up £502/mo
Mortgage£1,016
Costs£545
Management£110
Maintenance£67
Insurance£28
CapEx reserve£55
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£502
Returns
Return before costs on price5.28%
Cash return on cash-6.08%
Gross margin£514
Cash needed£99,004
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.04
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Sheffield · cap £678/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sheffield
- LHA monthly cap:
- £678
- 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 | £13,212 | £6,540 | £12,188 | £0 | £0 | -£5,515 | -£5,515 |
| Year 2 | £13,608 | £6,736 | £12,188 | £0 | £0 | -£5,315 | -£10,830 |
| Year 3 | £14,017 | £6,938 | £12,188 | £0 | £0 | -£5,109 | -£15,939 |
| Year 4 | £14,437 | £7,146 | £12,188 | £0 | £0 | -£4,897 | -£20,836 |
| Year 5 | £14,870 | £7,361 | £12,188 | £0 | £0 | -£4,678 | -£25,514 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining800 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
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£2,438
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£25,514
Acquisition costs
25% deposit£62,500
Stamp duty£15,000
Refurb£14,229
Legal + survey£2,525
Mortgage + broker£4,750
Cash needed£99,004
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
no chain A fantastic opportunity to purchase this beautifully extended three-bedroom semi-detached family home, offering a stylish and spacious rear living/dining/kitchen area, double garage, and a generously sized rear garden-perfect for modern family living.
Step through the front porch into a welcoming hallway, leading to a lovely front lounge featuring a bay window that fills the room with natural light. To the rear, the heart of the home is a stunning open-plan living…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice