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Year 5 disposal
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0/ 100
Weak
4.76% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£723/mo — heavily negative — needs monthly capital injection
- -4.4% 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
−£723/mo
You top up £723/mo
Price
£595K
No local sold comps to compare
Return · IRR
-4.4%/yr
Loses money over 5 years
Cash to get in
£238K
Deposit + fees + refurb
Return before costs on price 4.76%5-yr return on cash -13%Rent est. £2,358 (£2,321–£2,396)
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: £2,321–£2,396/mo · n=24
Financing
DepositYour cash in — the rest is the mortgage25% · £148,750
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 (£20,036–£37,401 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £446,250 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
-£723
after mortgage, operating costs & tax
Rent in£2,358/mo gross
£2,267/mo collected · £91/mo lost to voids
Where it goes
£2,417Mortgage£573Costs
Outgoings exceed rent — you top up £723/mo
Mortgage£2,417
Costs£573
Management£236
Maintenance£67
Insurance£40
CapEx reserve£118
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£723
Returns
Return before costs on price4.76%
Cash return on cash-3.65%
Gross margin£1,695
Cash needed£237,790
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.94
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 | £28,296 | £6,873 | £29,006 | £0 | £0 | -£7,583 | -£7,583 |
| Year 2 | £29,145 | £7,079 | £29,006 | £0 | £0 | -£6,940 | -£14,524 |
| Year 3 | £30,019 | £7,291 | £29,006 | £0 | £0 | -£6,278 | -£20,802 |
| Year 4 | £30,920 | £7,510 | £29,006 | £0 | £0 | -£5,597 | -£26,399 |
| Year 5 | £31,847 | £7,736 | £29,006 | £0 | £0 | -£4,894 | -£31,293 |
Disposal gain (gross)-£33,610
CGT£0
Net Disposal proceeds£640,505
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand 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
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 cohortGU1 2UB · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Reading · 34.8 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 · 1382 sqft
£32k–£62k
£ per sqft
building cost only
£23–£45
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£9,674–£17,966
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£15,202–£29,022
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 history172d on marketno cuts yet
Strategy matrix
Rent by the room wins — -£164/mo · £559/mo ahead of Rent it out (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 4.76% | -£723 | £237,790 | -13.2% | Low | Feasible |
| Housing-benefit rent | 2.98% | -£1,533 | £237,790 | -34.2% | Med | Feasible |
| Council lease | 0.00% | -£2,628 | £237,790 | -66.6% | Low | Feasible |
| Refurb & refinance | 4.76% | -£723 | £278,226 | -11.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £684,801 | 4% | Med | Feasible |
| ⭐ Rent by the room | 3.37% * | -£164 | £223,287 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
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 Guildford · cap £1,476/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £1,476
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
-£698/mo cash flow vs Rent it out if converted to Rent by the room
4.84% Return before costs on price converted vs 4.76% as-is
£595k → 5-bed HMO @ ~£704/room: £3,273 pcm gross, ~£1,881 pcm net (3.4% net on £670k all-in incl. ~£23k works); needs +1 bathroom; GDV ~£323k → refinance releases ~£-204k (~£428k left in)
medium confidence
Unlocks ~£18,632/yr extra rent
3 → 5 lettable rooms · ~4.2% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 6 habitable rooms (3 beds + 3 reception(s)) in 128 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms; sized to Guildford adopted standard (6.51/10.22 m²; Guildford BC HMO licensing pages (statutory minimum room sizes applied)); adds ~£1,553/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 5 bed HMO+2 singles3.37% net on cost-0.88% cash-on-cashuplift 4.76% → 4.24%
💷 Refinance could release ~-£204,373
HMO licence+1 bathroom needed
Sized to Guildford's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (3 lettable rooms)
1× Double @ £797/mo1× Single @ £647/mo1× En-suite @ £885/mo
≈ £2,329/mo gross room income
As-is Rent it out
Monthly profit-£614
Return before costs on price4.76%
Cash needed£160,648
If converted to Rent by the room
Monthly profit-£1,312
Return before costs on price4.84%
Cash needed£176,648
Δ vs Rent it out Monthly profit-£698
+2 rooms (5 total)
Monthly profit-£240
Return before costs on price7.83%
Cash needed£196,648
Extra rent+£1,553/mo
Show conversion detail
Conversion cost estimate
£60,000
Range: £52,500 – £70,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£77,458–£137,207full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£6,910–£11,056
- Replumb£5,528–£9,674
- Windows£15,202–£26,258
- Paint + decor£13,820–£23,494
- Flooring£19,348–£34,550
Based on 522 HMO comps within 3.7 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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingSt Peter's Catholic SchoolSecondary · Academy converter · GU1 2TN
- Not ratedTormead SchoolNot applicable · Other independent school · GU1 2JD
- Not ratedBoxgrove Primary SchoolPrimary · Academy converter · GU1 2TD
- Not ratedMerrow Junior SchoolPrimary · Foundation school · GU1 2SG
- Not ratedSt Thomas of Canterbury Catholic Primary SchoolPrimary · Academy converter · GU1 2SX
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£28,296
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,671
Exit costs
Projected sale price (5y · 2%/yr growth)£656,928
Capital gain (pre-CGT)£61,928
Sale costs (~2.5%)£16,423
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-£31,293
Rates as of Oct 2024
Acquisition costs
£237,790cash neededPurchase price£595,000
Deposit (25%)£148,750
Stamp duty+5% additional-property surcharge£49,500
Refurb£26,715
Legal + survey£2,900
Mortgage fees£9,925
Total cash neededdeposit + costs (loan covers the rest)£237,790
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A well-presented/extended three-bedroom end of terrace situated on a double plot offering generous living space and with landscaped garden facilities. Ideally located in catchment for sought after primary and secondary schools, this desirable home offers generous living space, superb garden space, a fully insulated/powered home cabin and a summer house/sauna with bi-folding doors/elevated view of the garden. Set away from the road, the property enjoys a sense calm, structure…
Floor plans
Listing metazoopla · Clarke Gammon
About this listing
172 days · ZooplaPrice history
5-year price trend
Monthly profit
−£723
Cash needed
£238K
Return after costs
-3.65%
IRR
-4.42%
Listed 172d ago
Great Goodwin Drive, Guildford GU1
semi-detached · 3 bed · 1 bath · 1,382 sqft
£595,000
est £2,358 · 4.76% gross
EPC D
1 / 41
0/100
Marginal
4.76% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£595K
Return before costs
4.76%
est rent £2,358/monot enough comparablesRange £2,321–£2,396/mo (Q1–Q3)
Bedrooms
3
1 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
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: £2,321–£2,396/mo · n=24
Financing
DepositYour cash in — the rest is the mortgage25% · £148,750
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 (£20,036–£37,401 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £446,250 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
-£723
after mortgage, operating costs & tax
Rent in£2,358/mo gross
£2,267/mo collected · £91/mo lost to voids
Where it goes
£2,417Mortgage£573Costs
Outgoings exceed rent — you top up £723/mo
Mortgage£2,417
Costs£573
Management£236
Maintenance£67
Insurance£40
CapEx reserve£118
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£723
Returns
Return before costs on price4.76%
Cash return on cash-3.65%
Gross margin£1,695
Cash needed£237,790
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.94
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 Guildford · cap £1,476/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £1,476
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 | £28,296 | £6,873 | £29,006 | £0 | £0 | -£7,583 | -£7,583 |
| Year 2 | £29,145 | £7,079 | £29,006 | £0 | £0 | -£6,940 | -£14,524 |
| Year 3 | £30,019 | £7,291 | £29,006 | £0 | £0 | -£6,278 | -£20,802 |
| Year 4 | £30,920 | £7,510 | £29,006 | £0 | £0 | -£5,597 | -£26,399 |
| Year 5 | £31,847 | £7,736 | £29,006 | £0 | £0 | -£4,894 | -£31,293 |
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▾
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
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£5,801
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£31,293
Acquisition costs
25% deposit£148,750
Stamp duty£49,500
Refurb£26,715
Legal + survey£2,900
Mortgage + broker£9,925
Cash needed£237,790
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
A well-presented/extended three-bedroom end of terrace situated on a double plot offering generous living space and with landscaped garden facilities. Ideally located in catchment for sought after primary and secondary schools, this desirable home offers generous living space, superb garden space, a fully insulated/powered home cabin and a summer house/sauna with bi-folding doors/elevated view of the garden. Set away from the road, the property enjoys a sense calm, structure…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice