Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 18
0/ 100
Weak
5.83% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC A — MEES compliant
Why to be cautious
- Monthly profit −£471/mo — significantly negative — real recurring drain
- -2.6% 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
−£471/mo
You top up £471/mo
Price vs market
Above comparable sales
+43% vs 12 sold
Return · IRR
-2.6%/yr
Loses money over 5 years
Cash to get in
£202K
Deposit + fees + refurb
Price £350KReturn before costs on price · Rent by the room 5.83%5-yr return on cash -10%Rent est. £1,426 (£1,361–£1,494)
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: £1,361–£1,494/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £87,499
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 (£61,125–£114,100 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £262,496.25 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£471
after mortgage, operating costs & tax
Rent in£1,426/mo gross
£1,371/mo collected · £55/mo lost to voids
Where it goes
£1,422Mortgage£420Costs
Outgoings exceed rent — you top up £471/mo
Mortgage£1,422
Costs£420
Management£143
Maintenance£67
Insurance£28
CapEx reserve£71
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£471
Returns
Return before costs on price4.89%
Cash return on cash-2.79%
Gross margin£951
Cash needed£202,399
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.96
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 | £17,112 | £5,044 | £17,062 | £0 | £0 | -£4,995 | -£4,995 |
| Year 2 | £17,625 | £5,196 | £17,062 | £0 | £0 | -£4,633 | -£9,627 |
| Year 3 | £18,154 | £5,351 | £17,062 | £0 | £0 | -£4,260 | -£13,887 |
| Year 4 | £18,699 | £5,512 | £17,062 | £0 | £0 | -£3,876 | -£17,762 |
| Year 5 | £19,260 | £5,677 | £17,062 | £0 | £0 | -£3,480 | -£21,242 |
Disposal gain (gross)-£81,883
CGT£0
Net Disposal proceeds£376,762
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- 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 ratingA
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand A
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 cohortGL2 5LA · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
UWE Bristol · 43.2 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 · 2-bath · 937 sqft
£27k–£54k
£ per sqft
building cost only
£29–£57
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,559–£12,181
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,307–£19,677
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 history306d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£1,171/mo · £1,642/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 | 4.89% | -£471 | £202,399 | -10.5% | Low | Feasible |
| Housing-benefit rent | 2.91% | -£997 | £202,399 | -26.7% | Med | Feasible |
| Council lease | 2.91% | -£900 | £202,399 | -25.7% | Low | Feasible |
| Refurb & refinance | 4.89% | -£471 | £252,499 | -8.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 18.13% | +£1,171 | £202,399 | 39.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£199 | £491,245 | -13% | Med | Feasible |
| Rent by the room | 6.08% | -£1,542 | £228,399 | -36.8% | — | Feasible |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Gloucester · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Gloucester
- LHA monthly cap:
- £848
- Scheme type:
- nominee
- 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
Local lettings demandby strategyLive area data
Short-stay let85% occupancy
£205/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£58/mo cash flow vs Rent it out if converted to Rent by the room
8.23% Return before costs on price converted vs 4.89% as-is
Room mix (3 lettable rooms)
1× Double @ £617/mo1× Single @ £511/mo1× En-suite @ £646/mo
≈ £1,774/mo gross room income
As-is Rent it out
Monthly profit-£413
Return before costs on price4.89%
Cash needed£99,397
If converted to Rent by the room
Monthly profit-£354
Return before costs on price8.23%
Cash needed£115,397
Δ vs Rent it out Monthly profit+£58
Show conversion detail
Conversion cost estimate
£57,600
Range: £50,400 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£58,983–£112,068full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£3,748–£7,496
- Replumb£2,811–£6,559
- Windows£9,370–£17,803
- Paint + decor£8,433–£14,992
- Flooring£12,181–£22,488
Based on 647 HMO comps within 2.6 km
Comparables
sold within 0.5 miWide · CV 28.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingThe Crypt SchoolSecondary · Academy converter · GL2 5AE
- GoodHempsted Church of England Primary SchoolPrimary · Voluntary controlled school · GL2 5LH
- Not ratedGloucestershire College16 plus · Further education · GL2 5JQ
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£17,112
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,653
Exit costs
Projected sale price (5y · 2%/yr growth)£386,423
Capital gain (pre-CGT)£36,428
Sale costs (~2.5%)£9,661
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-£21,242
Rates as of Oct 2024
Acquisition costs
£202,399cash neededPurchase price£349,995
Deposit (25%)£87,499
Stamp duty+5% additional-property surcharge£25,000
Refurb£81,500
Legal + survey£2,150
Mortgage fees£6,250
Total cash neededdeposit + costs (loan covers the rest)£202,399
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Plot 50 (The Chandler) - priced at £364,995
About the Home With its appealing bay window, The Chandler is a 3-bedroom home that makes an instant impact. Look inside and you will find a carefully-planned family home with the focus on bringing everyone together, whilst also providing privacy where it’s needed most.
The open-plan kitchen and dining area is the key feature of The Chandler, with an attractive u-shaped layout and plenty of space for a dining table to seat everyon…
Floor plans
Listing metazoopla · Bellway - Hawthorn Park
About this listing
306 days · ZooplaPrice history
5-year price trend
Monthly profit
−£471
Cash needed
£202K
Return after costs
-2.79%
IRR
-2.57%
Listed 306d ago
"The Chandler" at Hempsted Lane, Hempsted, Gloucester GL2
semi-detached · 3 bed · 937 sqft
£349,995
est £1,426 · 4.89% gross
Chain freeEPC A
1 / 18
0/100
Marginal
5.83% Rent by the room strategy — market rent unverified, verify locally.
Chain free
Price
£350K
43% above sold comps
Return before costs (best)
5.83%
Rent by the room
Bedrooms
3
— bath
Energy rating
A
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: £1,361–£1,494/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £87,499
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 (£61,125–£114,100 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £262,496.25 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£471
after mortgage, operating costs & tax
Rent in£1,426/mo gross
£1,371/mo collected · £55/mo lost to voids
Where it goes
£1,422Mortgage£420Costs
Outgoings exceed rent — you top up £471/mo
Mortgage£1,422
Costs£420
Management£143
Maintenance£67
Insurance£28
CapEx reserve£71
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£471
Returns
Return before costs on price4.89%
Cash return on cash-2.79%
Gross margin£951
Cash needed£202,399
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.96
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Gloucester · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Gloucester
- LHA monthly cap:
- £848
- Scheme type:
- nominee
- 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 | £17,112 | £5,044 | £17,062 | £0 | £0 | -£4,995 | -£4,995 |
| Year 2 | £17,625 | £5,196 | £17,062 | £0 | £0 | -£4,633 | -£9,627 |
| Year 3 | £18,154 | £5,351 | £17,062 | £0 | £0 | -£4,260 | -£13,887 |
| Year 4 | £18,699 | £5,512 | £17,062 | £0 | £0 | -£3,876 | -£17,762 |
| Year 5 | £19,260 | £5,677 | £17,062 | £0 | £0 | -£3,480 | -£21,242 |
Rent by the room upside
What we verified
5106
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▾
EPCEnergy efficiency ratingA
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 28.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,412
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£21,242
Acquisition costs
25% deposit£87,499
Stamp duty£25,000
Refurb£81,500
Legal + survey£2,150
Mortgage + broker£6,250
Cash needed£202,399
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
Plot 50 (The Chandler) - priced at £364,995
About the Home With its appealing bay window, The Chandler is a 3-bedroom home that makes an instant impact. Look inside and you will find a carefully-planned family home with the focus on bringing everyone together, whilst also providing privacy where it’s needed most.
The open-plan kitchen and dining area is the key feature of The Chandler, with an attractive u-shaped layout and plenty of space for a dining table to seat everyon…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice