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Year 5 disposal
BMV -39%
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42/ 100
Caution
12.76% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.38% return before costs — above-market
- 12.8% Rent by the room return before costs (net 3.79% after CapEx + bills) — conversion play
- Priced below market -39% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£426/mo — significantly negative — real recurring drain
- -3.6% 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.
- 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
−£426/mo
You top up £426/mo
Price vs market
Below market value
-39% vs 12 sold · interior unseen
Return · IRR
-3.6%/yr
Loses money over 5 years
Cash left in
£39K
Stays in after refinancing at value
Price £175KCash to buy £123KReturn before costs on price · Rent by the room 12.76%5-yr return on cash -18%Rent est. £1,222 (£1,187–£1,258)
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: £1,187–£1,258/mo · n=64
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£47,817–£89,258 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £131,250 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£426
after mortgage, operating costs & tax
Rent in£1,222/mo gross
£1,175/mo collected · £47/mo lost to voids
Where it goes
£711Mortgage£890Costs
Outgoings exceed rent — you top up £426/mo
Mortgage£711
Costs£890
Management£122
Maintenance£50
Insurance£20
CapEx reserve£61
Voids + council tax£5
Service charge + ground rent£528
Ltd co. accounts£104
Tax—
Shortfall−£426
Returns
Return before costs on price8.38%
Cash return on cash-4.16%
Gross margin£285
Cash needed£122,881
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.65
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £14,664 | £10,684 | £8,531 | £0 | £0 | -£4,551 | -£4,551 |
| Year 2 | £15,104 | £11,005 | £8,531 | £0 | £0 | -£4,432 | -£8,983 |
| Year 3 | £15,557 | £11,335 | £8,531 | £0 | £0 | -£4,309 | -£13,292 |
| Year 4 | £16,024 | £11,675 | £8,531 | £0 | £0 | -£4,182 | -£17,475 |
| Year 5 | £16,504 | £12,025 | £8,531 | £0 | £0 | -£4,052 | -£21,526 |
Disposal gain (gross)-£62,122
CGT£0
Net Disposal proceeds£188,384
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
Leasehold965 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
965 yr
Service charge
Annual running cost
£6,033/yr
Service charge ~3.45% of price
£6,033/year on a £175,000 property eats ~10–15% of typical gross yield. Build into the BTL model.
Extracted from listing description · verify with solicitor
Tenure & planning965 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable83% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 83% (446 decisions)
- 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 50 m vs 10% policy
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 cohortNN6 0FF · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Oxford Brookes · 64.1 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 · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
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 history172d on marketno cuts yet
Strategy matrix
Rent it out wins — -£426/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 | 8.38% | -£426 | £122,881 | -17.5% | Low | Feasible |
| Housing-benefit rent | 6.16% | -£747 | £122,881 | -33.0% | Med | Feasible |
| Council lease | 6.16% | -£560 | £122,881 | -26.9% | Low | Feasible |
| Refurb & refinance | 8.38% | -£426 | £157,133 | -13.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£702 | £276,008 | -24% | Med | Feasible |
| Rent by the room | 12.76% | -£1,766 | £148,881 | -67.6% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Northampton · cap £898/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Northampton
- LHA monthly cap:
- £898
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
+£181/mo cash flow vs Rent it out if converted to Rent by the room
16.46% Return before costs on price converted vs 8.38% as-is
Room mix (3 lettable rooms)
1× Double @ £612/mo1× Single @ £572/mo1× En-suite @ £678/mo
≈ £1,861/mo gross room income
As-is Rent it out
Monthly profit+£85
Return before costs on price8.38%
Cash needed£55,648
If converted to Rent by the room
Monthly profit+£267
Return before costs on price16.46%
Cash needed£71,648
Δ vs Rent it out Monthly profit+£181
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 83% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 83% (446 decisions)
≈0.0% within 50 m vs 10% policy
£54,690–£102,530full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 1079 HMO comps within 10.7 km
Comparables
sold within 0.5 miWide · CV 23.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Local HMO policy & concentration
≈0.0% within 50 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodEcton Village Primary SchoolPrimary · Academy sponsor led · NN6 0QF
- GoodMears Ashby Church of England Primary SchoolPrimary · Academy sponsor led · NN6 0DW
- Not ratedOverstone Park SchoolNot applicable · Other independent special school · NN6 0DT
- Not ratedOverstone Primary SchoolPrimary · Community school · NN6 0AG
- Not ratedSywell Church of England Primary SchoolPrimary · Academy converter · NN6 0AW
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£14,664
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,115
Exit costs
Projected sale price (5y · 2%/yr growth)£193,214
Capital gain (pre-CGT)£18,214
Sale costs (~2.5%)£4,830
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-£21,526
Rates as of Oct 2024
Acquisition costs
£122,881cash neededPurchase price£175,000
Deposit (25%)£43,750
Stamp duty+5% additional-property surcharge£9,750
Refurb£63,756
Legal + survey£2,000
Mortgage fees£3,625
Total cash neededdeposit + costs (loan covers the rest)£122,881
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Stonhills are pleased to offer this three bedroom lodge set within Overstone Park Golf & Leisure Resort, offering a lounge/dining room, kitchen, ground floor shower room, first floor bathroom and parking. The sale includes 4 golf memberships and 4 gym memberships for Overstone Park. Service charge £6,033 p.a. Cash buyers only.
Set within the leafy setting of Overstone Park Golf & Leisure Resort, this three-bedroom lodge offers easy, low-maintenance living with access to supe…
Floor plans
Listing metazoopla · Stonhills Estate Agents
About this listing
172 days · ZooplaPrice history
5-year price trend
Monthly profit
−£426
Cash needed
£123K
Return after costs
-4.16%
IRR
-3.60%
Listed 172d ago
The Roundel, Overstone, Northampton NN6
terraced · 3 bed · 2 bath
£175,000
est £1,222 · 8.38% gross
Leasehold 965yr
Priced below market
1 / 14
42/100
Caution
12.76% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -39% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.38% Return before costs — above-market
12.8% Rent by the room Return before costs — conversion play
Price
£175K
39% below sold comps
Return before costs (best)
12.76%
Rent by the room
Bedrooms
3
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: £1,187–£1,258/mo · n=64
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£47,817–£89,258 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £131,250 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£426
after mortgage, operating costs & tax
Rent in£1,222/mo gross
£1,175/mo collected · £47/mo lost to voids
Where it goes
£711Mortgage£890Costs
Outgoings exceed rent — you top up £426/mo
Mortgage£711
Costs£890
Management£122
Maintenance£50
Insurance£20
CapEx reserve£61
Voids + council tax£5
Service charge + ground rent£528
Ltd co. accounts£104
Tax—
Shortfall−£426
Returns
Return before costs on price8.38%
Cash return on cash-4.16%
Gross margin£285
Cash needed£122,881
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.65
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Northampton · cap £898/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Northampton
- LHA monthly cap:
- £898
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £14,664 | £10,684 | £8,531 | £0 | £0 | -£4,551 | -£4,551 |
| Year 2 | £15,104 | £11,005 | £8,531 | £0 | £0 | -£4,432 | -£8,983 |
| Year 3 | £15,557 | £11,335 | £8,531 | £0 | £0 | -£4,309 | -£13,292 |
| Year 4 | £16,024 | £11,675 | £8,531 | £0 | £0 | -£4,182 | -£17,475 |
| Year 5 | £16,504 | £12,025 | £8,531 | £0 | £0 | -£4,052 | -£21,526 |
Rent by the room upside
What we verified
5107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining965 yr
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
Service chargeReduces net yield£6,033/yr
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 23.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,706
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£21,526
Acquisition costs
25% deposit£43,750
Stamp duty£9,750
Refurb£63,756
Legal + survey£2,000
Mortgage + broker£3,625
Cash needed£122,881
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
Stonhills are pleased to offer this three bedroom lodge set within Overstone Park Golf & Leisure Resort, offering a lounge/dining room, kitchen, ground floor shower room, first floor bathroom and parking. The sale includes 4 golf memberships and 4 gym memberships for Overstone Park. Service charge £6,033 p.a. Cash buyers only.
Set within the leafy setting of Overstone Park Golf & Leisure Resort, this three-bedroom lodge offers easy, low-maintenance living with access to supe…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice