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Year 5 disposal
⊞ View all 10
7/ 100
Weak
6.51% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£322/mo — significantly negative — real recurring drain
- -2.5% 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
−£322/mo
You top up £322/mo
Price vs market
Above comparable sales
+15% vs 12 sold
Return · IRR
-2.5%/yr
Loses money over 5 years
Cash to get in
£205K
Deposit + fees + refurb
Price £525KReturn before costs on price · Rent by the room 6.51%5-yr return on cash -3%Rent est. £2,503 (£1,955–£3,205)
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: £1,955–£3,205/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £131,249
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £393,746.25 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£322
after mortgage, operating costs & tax
Rent in£2,503/mo gross
£2,407/mo collected · £96/mo lost to voids
Where it goes
£2,133Mortgage£596Costs
Outgoings exceed rent — you top up £322/mo
Mortgage£2,133
Costs£596
Management£250
Maintenance£67
Insurance£40
CapEx reserve£125
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£322
Returns
Return before costs on price5.72%
Cash return on cash-1.88%
Gross margin£1,811
Cash needed£204,982
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 | £30,036 | £7,146 | £25,594 | £0 | £0 | -£2,704 | -£2,704 |
| Year 2 | £30,937 | £7,361 | £25,594 | £0 | £0 | -£2,017 | -£4,721 |
| Year 3 | £31,865 | £7,582 | £25,594 | £0 | £0 | -£1,310 | -£6,031 |
| Year 4 | £32,821 | £7,809 | £25,594 | £0 | £0 | -£581 | -£6,612 |
| Year 5 | £33,806 | £8,043 | £25,594 | £0 | £32 | £137 | -£6,476 |
Disposal gain (gross)-£24,707
CGT£0
Net Disposal proceeds£565,146
What we verified
What we verified
30093 ok · 0 caution · 0 fail · 9 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable87% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 90% (31 decisions)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈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.
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 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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileFamily let
Tenant profilelikely cohortSG1 1NG · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Cambridge · 39.4 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 · 2-bath · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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
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 history305d on marketno cuts yet
Strategy matrix
Rent it out wins — -£322/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 | 5.72% | -£322 | £204,982 | -3.2% | Low | Feasible |
| Housing-benefit rent | 3.65% | -£1,160 | £204,982 | -28.4% | Med | Feasible |
| Council lease | 3.65% | -£828 | £204,982 | -21.9% | Low | Feasible |
| Refurb & refinance | 5.72% | -£322 | £239,015 | -2.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £597,636 | 5% | Med | Feasible |
| Rent by the room | 6.51% | -£2,093 | £238,982 | -46.6% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Stevenage & North Herts · cap £1,596/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Stevenage & North Herts
- LHA monthly cap:
- £1,596
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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
-£816/mo cash flow vs Rent it out if converted to Rent by the room
5.49% Return before costs on price converted vs 5.72% as-is
Room mix (4 lettable rooms)
2× Double @ £744/mo1× Single @ £545/mo1× En-suite @ £814/mo
≈ £2,846/mo gross room income
As-is Rent it out
Monthly profit-£222
Return before costs on price5.72%
Cash needed£143,147
If converted to Rent by the room
Monthly profit-£1,038
Return before costs on price5.49%
Cash needed£159,147
Δ vs Rent it out Monthly profit-£816
Show conversion detail
Conversion cost estimate
£26,000
Range: £20,000 – £34,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 87% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 90% (31 decisions)
≈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.
£60,990–£114,230full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- 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
Based on 221 HMO comps within 1.1 km
Comparables
sold within 0.5 miWide · CV 17.7%Med confidence
Loading 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.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodBedwell Primary SchoolPrimary · Community school · SG1 1NJ
- GoodSaint Vincent de Paul Catholic Primary SchoolPrimary · Academy converter · SG1 1NJ
- Not ratedNorth Hertfordshire College16 plus · Further education · SG1 1LA
- Not ratedBroom Barns Primary SchoolPrimary · Foundation school · SG1 1UE
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£30,036
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,859
Exit costs
Projected sale price (5y · 2%/yr growth)£579,637
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-£6,476
Rates as of Oct 2024
Acquisition costs
£204,982cash neededPurchase price£524,995
Deposit (25%)£131,249
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)£204,982
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
The Beane is the ideal home for growing families, with its spacious and flexible living spaces.
Floor plans
Listing metazoopla · Keepmoat - Fairlands Gate
About this listing
305 days · ZooplaPrice history
5-year price trend
Monthly profit
−£322
Cash needed
£205K
Return after costs
-1.88%
IRR
-2.47%
Listed 305d ago
"The Beane" at Keepmoat - Fairlands Gate Sales Office, Bedwell Crescent, Stevenage SG1
semi-detached · 4 bed · 2 bath
£524,995
est £2,503 · 5.72% gross
1 / 10
7/100
Marginal
6.51% Rent by the room strategy — market rent unverified, verify locally.
5.72% Return before costs — around the area average for this property type.
Monthly profit −£322/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£525K
15% above sold comps
Return before costs (best)
6.51%
Rent by the room
Bedrooms
4
2 bath
Energy rating
—
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: £1,955–£3,205/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £131,249
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £393,746.25 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£322
after mortgage, operating costs & tax
Rent in£2,503/mo gross
£2,407/mo collected · £96/mo lost to voids
Where it goes
£2,133Mortgage£596Costs
Outgoings exceed rent — you top up £322/mo
Mortgage£2,133
Costs£596
Management£250
Maintenance£67
Insurance£40
CapEx reserve£125
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£322
Returns
Return before costs on price5.72%
Cash return on cash-1.88%
Gross margin£1,811
Cash needed£204,982
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)
Housing-benefit (LHA) scheme detailBRMA Stevenage & North Herts · cap £1,596/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Stevenage & North Herts
- LHA monthly cap:
- £1,596
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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 | £30,036 | £7,146 | £25,594 | £0 | £0 | -£2,704 | -£2,704 |
| Year 2 | £30,937 | £7,361 | £25,594 | £0 | £0 | -£2,017 | -£4,721 |
| Year 3 | £31,865 | £7,582 | £25,594 | £0 | £0 | -£1,310 | -£6,031 |
| Year 4 | £32,821 | £7,809 | £25,594 | £0 | £0 | -£581 | -£6,612 |
| Year 5 | £33,806 | £8,043 | £25,594 | £0 | £32 | £137 | -£6,476 |
Rent by the room upside
What we verified
4008
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeUnknown
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 · 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 miWide · CV 17.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,119
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,476
Acquisition costs
25% deposit£131,249
Stamp duty£42,500
Refurb£19,458
Legal + survey£2,900
Mortgage + broker£8,875
Cash needed£204,982
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
The Beane is the ideal home for growing families, with its spacious and flexible living spaces.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice