-1.5% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£156/mo
You top up £156/mo
Price
£460K
No local sold comps to compare
Return · IRR
-1.5%/yr
Loses money over 5 years
Cash to get in
£174K
Deposit + fees + refurb
Return before costson price · Rent by the room6.27%5-yr return on cash 1%Rent est. £2,361 (£2,232–£2,497)
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: £2,232–£2,497/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £115,000
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 (£9,871–£18,425 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £345,000 loan + £1,000 booking fee
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
£28,332
£6,687
£22,425
£0
£0
-£780
-£780
Year 2
£29,182
£6,887
£22,425
£0
£0
-£130
-£910
Year 3
£30,057
£7,094
£22,425
£0
£102
£436
-£474
Year 4
£30,959
£7,307
£22,425
£0
£233
£994
£520
Year 5
£31,888
£7,526
£22,425
£0
£368
£1,569
£2,089
Year 5 disposal
Disposal gain (gross)-£16,131
CGT£0
Net Disposal proceeds£495,180
What we verified
What we verified
12 total · click to expand
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreeholdTenure & planningFreehold
Legal & planning
1 checks
TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable67% likely
Confidence: medium
•Article 4 direction applies — planning permission required for C3->C4 HMO
•concentration ~2.0% within 100m (2 known HMOs) — below the 10% threshold
•local council HMO approval rate 66% (757 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 licensed-HMO register published by this council — the count below reflects granted planning decisions only and materially understates actual HMO density
Rent by the room concentration nearby
≈2.0% within 100 m vs 10% policy
2 known HMOs within 100 m
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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing description
Band D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
EPC band from listing · verify certificate before exchanging
Cladding safety certificateNot stated on the listingHeritageNot 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.
Total cash neededdeposit + costs (loan covers the rest)£174,211
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Located on a popular residential street, this spacious 1930s extended terrace house offers a fantastic opportunity for families seeking comfort, convenience, and community. Just a short walk from the picturesque Forty Hall Estate with its ample green spaces, the property is perfectly positioned for both relaxation and accessibility. The home falls within the catchment area of highly regarded local schools, including Worcesters Primary School and Forty Hill CofE Primary School…
6.27%Rent by the room strategy — market rent unverified, verify locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£460K
Return before costs (best)
6.27%
Rent by the room
Bedrooms
3
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: £2,232–£2,497/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £115,000
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 (£9,871–£18,425 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £345,000 loan + £1,000 booking fee
Short-let (SA) context264 active short-lets nearby
Short-let market context
Local nightly-rate and occupancy benchmarks for this postcode.
264 active short-let listings in this postcode
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
£28,332
£6,687
£22,425
£0
£0
-£780
-£780
Year 2
£29,182
£6,887
£22,425
£0
£0
-£130
-£910
Year 3
£30,057
£7,094
£22,425
£0
£102
£436
-£474
Year 4
£30,959
£7,307
£22,425
£0
£233
£994
£520
Year 5
£31,888
£7,526
£22,425
£0
£368
£1,569
£2,089
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
Conversion£26,000
If converted
Gross / mo£2,402
Gross Rent by the room yield6.27%
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 90/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,485
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,089
Acquisition costs
£174K
25% deposit£115,000
Stamp duty£36,000
Refurb£13,161
Legal + survey£2,150
Mortgage + broker£7,900
Cash needed£174,211
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
Located on a popular residential street, this spacious 1930s extended terrace house offers a fantastic opportunity for families seeking comfort, convenience, and community. Just a short walk from the picturesque Forty Hall Estate with its ample green spaces, the property is perfectly positioned for both relaxation and accessibility. The home falls within the catchment area of highly regarded local schools, including Worcesters Primary School and Forty Hill CofE Primary School…