-8.1% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£1K/mo
You top up £1K/mo
Price
£700K
No local sold comps to compare
Return · IRR
-8.1%/yr
Loses money over 5 years
Cash to get in
£279K
Deposit + fees + refurb
Return before costson price · Rent by the room3.61%5-yr return on cash -28%Rent est. £2,031 (£1,467–£2,812)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,467–£2,812/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £175,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£16,422–£30,654 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £525,000 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot stated on the listing
Heritage& planning constraintsCADW 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.
-£433/mo cash flow vs Rent it out if converted to Rent by the room
4.11% Return before costs on price converted vs 3.48% as-is
Room mix (4 lettable rooms)
3× Double @ £526/mo1× En-suite @ £606/mo
≈ £2,183/mo gross room income
As-is Rent it out
Monthly profit-£1,289
Return before costson price3.48%
Cash needed£186,898
If converted to Rent by the room
Monthly profit-£1,722
Return before costson price4.11%
Cash needed£202,898
Δ vs Rent it outMonthly profit-£433
Show conversion detail
Conversion cost estimate
£26,000
Range: £20,000 – £34,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£69,740–£130,480full refurb + room split
What's in this cost
Kitchen£8,640–£17,280
2 × bathroom£11,400–£20,900
Rewire£5,680–£9,940
Replumb£4,260–£8,520
Windows£14,200–£25,560
Paint + decor£9,940–£18,460
Flooring£15,620–£29,820
Based on 222 HMO comps within 5.7 km
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & area intelligence
Transport 10 / 100
Loading map…
Transport score10 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Tax treatment
-£17,422/yr kept
Annual gross rent£24,372
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£17,422
Exit costs
-£76,971 after CGT
Projected sale price (5y · 2%/yr growth)£772,857
Capital gain (pre-CGT)£72,857
Sale costs (~2.5%)£19,321
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 profitafter CGT-£76,971
Rates as of Oct 2024
Acquisition costs
£278,746cash needed
Purchase price£700,000
Deposit (25%)£175,000
Stamp duty+4% higher-rate surcharge£67,450
Refurb£21,896
Legal + survey£2,900
Mortgage fees£11,500
Total cash neededdeposit + costs (loan covers the rest)£278,746
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Situated in the desirable village of Newton and within the catchment area for Bishopston Comprehensive School, this superbly maintained detached family home offers spacious and versatile living in a prime residential setting. Ideally positioned close to local primary schools and village amenities, this property is perfect for growing families seeking comfort, convenience, and quality. The accommodation briefly comprises a welcoming entrance hallway, cloakroom, and a study/hom…
3.61%Rent by the room strategy — market rent unverified, verify locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£700K
Return before costs (best)
3.61%
Rent by the room
Bedrooms
4
2 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,467–£2,812/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £175,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£16,422–£30,654 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £525,000 loan + £1,000 booking fee
Short-let (SA) context284 active short-lets nearby
Short-let market context
Local nightly-rate and occupancy benchmarks for this postcode.
284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Swansea · cap £818/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Swansea
LHA monthly cap:
£818
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
£24,372
£6,732
£34,125
£0
£0
-£16,485
-£16,485
Year 2
£25,103
£6,934
£34,125
£0
£0
-£15,956
-£32,440
Year 3
£25,856
£7,142
£34,125
£0
£0
-£15,411
-£47,851
Year 4
£26,632
£7,356
£34,125
£0
£0
-£14,849
-£62,700
Year 5
£27,431
£7,577
£34,125
£0
£0
-£14,271
-£76,971
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)4 bd
Conversion£34,000
If converted
Gross / mo£2,183
Gross Rent by the room yield3.61%
What we verified
12 total
5106
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 10/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£6,825
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£76,971
Acquisition costs
£279K
25% deposit£175,000
Stamp duty£67,450
Refurb£21,896
Legal + survey£2,900
Mortgage + broker£11,500
Cash needed£278,746
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
Situated in the desirable village of Newton and within the catchment area for Bishopston Comprehensive School, this superbly maintained detached family home offers spacious and versatile living in a prime residential setting. Ideally positioned close to local primary schools and village amenities, this property is perfect for growing families seeking comfort, convenience, and quality. The accommodation briefly comprises a welcoming entrance hallway, cloakroom, and a study/hom…