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Year 5 disposal
BMV -48%
⊞ View all 20
84/ 100
Strong
10.41% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.14% return before costs — above-market
- 10.4% Rent by the room return before costs (net 7.37% after CapEx + bills) — conversion play
- Priced below market -48% 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
- 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
+£175/mo
Barely breaks even each month
Price vs market
Below market value
-48% vs 12 sold · interior unseen
Return · IRR
3.6%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £160KCash to buy £69KReturn before costs on price · Rent by the room 10.41%5-yr return on cash 23%Rent est. £1,352 (£1,236–£1,479)
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: £1,236–£1,479/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£175
after mortgage, operating costs & tax
Rent in£1,352/mo gross
£1,300/mo collected · £52/mo lost to voids
Where it goes
£650Mortgage£434Costs
£175/mo left as profit · 13% of rent kept
Mortgage£650
Costs£434
Management£135
Maintenance£100
Insurance£20
CapEx reserve£68
Voids + council tax£7
Ltd co. accounts£104
Tax£41
Profit+£175
Returns
Return before costs on price10.14%
Cash return on cash3.05%
Gross margin£866
Cash needed£68,911
Monthly profit payback32y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.00
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 | £16,224 | £5,206 | £7,800 | £0 | £611 | £2,607 | £2,607 |
| Year 2 | £16,711 | £5,362 | £7,800 | £0 | £674 | £2,875 | £5,482 |
| Year 3 | £17,212 | £5,523 | £7,800 | £0 | £739 | £3,150 | £8,633 |
| Year 4 | £17,728 | £5,688 | £7,800 | £0 | £806 | £3,434 | £12,067 |
| Year 5 | £18,260 | £5,859 | £7,800 | £0 | £874 | £3,727 | £15,794 |
Disposal gain (gross)-£13,274
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
60066 ok · 0 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 ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
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 cohortPE7 1YT · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Cambridge · 42.8 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 · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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 history80d on marketno cuts yet
Strategy matrix
Rent it out wins — +£175/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 | 10.14% | +£175 | £68,911 | 22.9% | Low | Feasible |
| Housing-benefit rent | 6.06% | -£279 | £68,911 | -16.6% | Med | Feasible |
| Council lease | 0.00% | -£874 | £68,911 | -77.3% | Low | Feasible |
| Refurb & refinance | 10.14% | +£175 | £82,955 | 19.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£224 | £191,555 | 1% | Med | Feasible |
| Rent by the room | 14.32% | -£712 | £98,911 | -33.9% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £808/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Peterborough
- LHA monthly cap:
- £808
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
+£96/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 10.14% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£7,636/yr extra rent
3 → 4 lettable rooms
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 5 habitable rooms (3 beds + 2 reception(s)) in 74 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (0 double, 1 single); sized to Fenland adopted standard (6.51/10.22 m²; HMO Guidance for Landlords and Agents, Fenland District Council, June 2023); adds ~£636/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 single
Sized to Fenland'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)
3× Double @ £636/mo
≈ £1,909/mo gross room income
As-is Rent it out
Monthly profit+£218
Return before costs on price10.14%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.00%
Cash needed£67,898
Δ vs Rent it out Monthly profit+£96
+1 room (4 total)
Monthly profit+£399
Return before costs on price19.09%
Cash needed£77,898
Extra rent+£636/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- 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 4 HMO comps within 1.3 km
Comparables
sold within 0.5 miWide · CV 27.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodNew Road Primary & Nursery SchoolPrimary · Academy converter · PE7 1SZ
- Not ratedAlderman Jacobs SchoolPrimary · Academy converter · PE7 1XJ
- Not ratedPark Lane Primary & Nursery SchoolPrimary · Academy converter · PE7 1JB
- Not ratedSir Harry Smith Community CollegeSecondary · Academy converter · PE7 1XB
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£16,224
Section 24 credit£0
Annual tax due£611
Post-tax Monthly profit annual£1,983
Exit costs
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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£15,794
Rates as of Oct 2024
Acquisition costs
£68,911cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£15,111
Legal + survey£1,700
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£68,911
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary oiro £220,000 - £230,000. Situated in a cul de sac position, this detached bungalow offers three bedrooms, 17' living room and 11' conservatory/sunroom. Benefitting from a long driveway, low maintenance gardens to the front and rear with the extra bonus of no onward chain.
Description Kitchen 3.47m x 2.98m (11'5" x 9'9")
Living room 5.23m x 3.38m (17'2" x 11'1")
Inner hallway
Bedroom one 3.58m x 3.33m (11'9" x 10'11") maximum into recess
Bedroom two 3.58m x 3.04m…
Floor plans
Nearby active comparables7 rentals · 5 deals
Comparable rentals
PE7 · same beds + typeMedian nearby: £1,450/mo · 6 of 7 already let+£98 vs our est
- Lulworth Place, Hampton beachLet3b£1,500/moMay 2026
- Vale Drive, Hampton Vale, PE7Let3b£1,200/moMay 2026
- Southwold Drive, Hampton Beach, PETER…Let3b£1,450/moMay 2026
- Sprigs Road, Hampton Hargate, Peterbo…3b£1,250/moMay 2026
- Vale Drive, Hampton Vale, Peterboroug…Let3b£1,250/moMay 2026
- Southwold Drive, Hampton Beach, Peter…Let3b£1,450/moMay 2026
- Southwold Drive, Hampton Beach, Peter…Let3b£1,450/moMay 2026
Listing metazoopla · Sharman Quinney - Whittlesey
About this listing
80 days · ZooplaPrice history
5-year price trend
Monthly profit
+£175
Cash needed
£69K
Return after costs
3.05%
IRR
3.58%
Listed 80d ago
Mallard Close, Whittlesey, Peterborough PE7
detached · 3 bed · 1 bath
£160,000
est £1,352 · 10.14% gross
EPC C
Priced below market
1 / 20
84/100
Strong
10.41% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -48% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.14% Return before costs — above-market
10.4% Rent by the room Return before costs — conversion play
Price
£160K
48% below sold comps
Return before costs (best)
10.41%
Rent by the room
Bedrooms
3
1 bath
Energy rating
C
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: £1,236–£1,479/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£175
after mortgage, operating costs & tax
Rent in£1,352/mo gross
£1,300/mo collected · £52/mo lost to voids
Where it goes
£650Mortgage£434Costs
£175/mo left as profit · 13% of rent kept
Mortgage£650
Costs£434
Management£135
Maintenance£100
Insurance£20
CapEx reserve£68
Voids + council tax£7
Ltd co. accounts£104
Tax£41
Profit+£175
Returns
Return before costs on price10.14%
Cash return on cash3.05%
Gross margin£866
Cash needed£68,911
Monthly profit payback32y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.00
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £808/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Peterborough
- LHA monthly cap:
- £808
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 | £16,224 | £5,206 | £7,800 | £0 | £611 | £2,607 | £2,607 |
| Year 2 | £16,711 | £5,362 | £7,800 | £0 | £674 | £2,875 | £5,482 |
| Year 3 | £17,212 | £5,523 | £7,800 | £0 | £739 | £3,150 | £8,633 |
| Year 4 | £17,728 | £5,688 | £7,800 | £0 | £806 | £3,434 | £12,067 |
| Year 5 | £18,260 | £5,859 | £7,800 | £0 | £874 | £3,727 | £15,794 |
Rent by the room upside
What we verified
6006
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 ratingC
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 27.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,560
Annual rental tax£493
CGT yr 5£0 · company level
5y net total£15,794
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£3,400
Cash needed£68,911
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
Summary oiro £220,000 - £230,000. Situated in a cul de sac position, this detached bungalow offers three bedrooms, 17' living room and 11' conservatory/sunroom. Benefitting from a long driveway, low maintenance gardens to the front and rear with the extra bonus of no onward chain.
Description Kitchen 3.47m x 2.98m (11'5" x 9'9")
Living room 5.23m x 3.38m (17'2" x 11'1")
Inner hallway
Bedroom one 3.58m x 3.33m (11'9" x 10'11") maximum into recess
Bedroom two 3.58m x 3.04m…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice