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Year 5 disposal
⊞ View all 18
0/ 100
Weak
5.16% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Monthly profit −£624/mo — heavily negative — needs monthly capital injection
- -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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£624/mo
You top up £624/mo
Price vs market
Above comparable sales
+136% vs 12 sold
Return · IRR
-3.6%/yr
Loses money over 5 years
Cash to get in
£274K
Deposit + fees + refurb
Price £700KReturn before costs on price 5.16%5-yr return on cash -8%Rent est. £3,008 (£2,668–£3,391)
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: £2,668–£3,391/mo · n=28
Financing
DepositYour cash in — the rest is the mortgage25% · £175,000
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 (£18,647–£34,808 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
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
-£624
after mortgage, operating costs & tax
Rent in£3,008/mo gross
£2,892/mo collected · £116/mo lost to voids
Where it goes
£2,844Mortgage£672Costs
Outgoings exceed rent — you top up £624/mo
Mortgage£2,844
Costs£672
Management£301
Maintenance£67
Insurance£40
CapEx reserve£150
Voids + council tax£10
Ltd co. accounts£104
Tax—
Shortfall−£624
Returns
Return before costs on price5.16%
Cash return on cash-2.73%
Gross margin£2,220
Cash needed£274,263
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.02
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 | £36,096 | £8,070 | £34,125 | £0 | £0 | -£6,099 | -£6,099 |
| Year 2 | £37,179 | £8,312 | £34,125 | £0 | £0 | -£5,258 | -£11,357 |
| Year 3 | £38,294 | £8,561 | £34,125 | £0 | £0 | -£4,392 | -£15,749 |
| Year 4 | £39,443 | £8,818 | £34,125 | £0 | £0 | -£3,500 | -£19,249 |
| Year 5 | £40,626 | £9,083 | £34,125 | £0 | £0 | -£2,581 | -£21,831 |
Disposal gain (gross)-£34,228
CGT£0
Net Disposal proceeds£753,535
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
Conversion approvability
Per-property planning assessment
Likely approvable94% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 94% (349 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- 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 100 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 ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 cohortBA1 3EA · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Bath · 4.4 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
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 history87d on marketno cuts yet
Strategy matrix
Rent it out wins — -£624/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 | 5.16% | -£624 | £274,263 | -8.0% | Low | Feasible |
| Housing-benefit rent | 3.33% | -£1,614 | £274,263 | -30.2% | Med | Feasible |
| Council lease | 3.33% | -£1,212 | £274,263 | -24.3% | Low | Feasible |
| Refurb & refinance | 5.16% | -£624 | £319,208 | -6.8% | Med | Feasible |
| Short-stay let / Airbnb | 5.84% | -£1,226 | £274,263 | -24.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£211 | £797,708 | 5% | Med | Feasible |
| Rent by the room | 5.25% | -£2,761 | £308,263 | -48.7% | — | Feasible |
Short-let (SA) context280 active short-lets nearby
Short-let market context
- 280 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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
Local lettings demandby strategyLive area data
Short-stay let55% occupancy
£204/night ADR
Based on 38 short-let comps nearby
Rent by the room conversion upside
-£1,225/mo cash flow vs Rent it out if converted to Rent by the room
4.11% Return before costs on price converted vs 5.16% as-is
Room mix (4 lettable rooms)
2× Double @ £789/mo1× Single @ £623/mo1× En-suite @ £862/mo
≈ £3,062/mo gross room income
As-is Rent it out
Monthly profit-£496
Return before costs on price5.16%
Cash needed£186,898
If converted to Rent by the room
Monthly profit-£1,722
Return before costs on price4.11%
Cash needed£202,898
Δ vs Rent it out Monthly profit-£1,225
Show conversion detail
Conversion cost estimate
£31,200
Range: £24,000 – £40,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 94% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 94% (349 decisions)
≈0.0% within 100 m vs 10% policy
£73,140–£138,930full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£5,200–£10,400
- Replumb£3,900–£9,100
- Windows£13,000–£24,700
- Paint + decor£11,700–£20,800
- Flooring£16,900–£31,200
Based on 1230 HMO comps within 789 m
Comparables
sold within 0.5 miWide · CV 37.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (Bath and North East Somerset)
≈0.0% within 100 m vs 10% policy
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- GoodNewbridge Primary SchoolPrimary · Community school · BA1 3LL
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£36,096
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,487
Exit costs
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 profit after CGT-£21,831
Rates as of Oct 2024
Acquisition costs
£274,263cash neededPurchase price£700,000
Deposit (25%)£175,000
Stamp duty+5% additional-property surcharge£60,000
Refurb£24,863
Legal + survey£2,900
Mortgage fees£11,500
Total cash neededdeposit + costs (loan covers the rest)£274,263
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A handsome and characterful Semi-Detached property, offering four double bedrooms and three reception rooms. With super flexible living accommodation and having excellent potential to create a wonderful family home.
Location
Kennington Road is situated just a level walk West of Bath City centre. This location benefits from a host of local amenities within easy walking distance including the ever popular Chelsea Road, a doctor's surgery and chemist on Newbridge Hill. The Roy…
Floor plans
Nearby active comparables2 rentals · 5 deals
Comparable rentals
BA1 · same beds + typeMedian nearby: £3,100/mo · 1 of 2 already let+£92 vs our est
- Marlborough Street Bath BA1Let4b£3,100/moMay 2026
- Marlborough Street Bath BA14b£3,100/moMay 2026
Listing metazoopla · Wentworth Estate Agents
About this listing
87 days · ZooplaPrice history
5-year price trend
Monthly profit
−£624
Cash needed
£274K
Return after costs
-2.73%
IRR
-3.56%
Listed 87d ago
Kennington Road, Bath BA1
semi-detached · 4 bed · 2 bath
£700,000
est £3,008 · 5.16% gross
EPC E
1 / 18
0/100
Marginal
5.16% — verify the rent + comps locally.
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£700K
136% above sold comps
Return before costs
5.16%
est rent £3,008/monot enough comparablesRange £2,668–£3,391/mo (Q1–Q3)
Bedrooms
4
2 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — 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: £2,668–£3,391/mo · n=28
Financing
DepositYour cash in — the rest is the mortgage25% · £175,000
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 (£18,647–£34,808 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
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
-£624
after mortgage, operating costs & tax
Rent in£3,008/mo gross
£2,892/mo collected · £116/mo lost to voids
Where it goes
£2,844Mortgage£672Costs
Outgoings exceed rent — you top up £624/mo
Mortgage£2,844
Costs£672
Management£301
Maintenance£67
Insurance£40
CapEx reserve£150
Voids + council tax£10
Ltd co. accounts£104
Tax—
Shortfall−£624
Returns
Return before costs on price5.16%
Cash return on cash-2.73%
Gross margin£2,220
Cash needed£274,263
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.02
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context280 active short-lets nearby
Short-let market context
- 280 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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 | £36,096 | £8,070 | £34,125 | £0 | £0 | -£6,099 | -£6,099 |
| Year 2 | £37,179 | £8,312 | £34,125 | £0 | £0 | -£5,258 | -£11,357 |
| Year 3 | £38,294 | £8,561 | £34,125 | £0 | £0 | -£4,392 | -£15,749 |
| Year 4 | £39,443 | £8,818 | £34,125 | £0 | £0 | -£3,500 | -£19,249 |
| Year 5 | £40,626 | £9,083 | £34,125 | £0 | £0 | -£2,581 | -£21,831 |
Rent by the room upside
What we verified
5016
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~£6,000–£12,000 to upgrade to CE
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 37.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£6,825
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£21,831
Acquisition costs
25% deposit£175,000
Stamp duty£60,000
Refurb£24,863
Legal + survey£2,900
Mortgage + broker£11,500
Cash needed£274,263
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 handsome and characterful Semi-Detached property, offering four double bedrooms and three reception rooms. With super flexible living accommodation and having excellent potential to create a wonderful family home.
Location
Kennington Road is situated just a level walk West of Bath City centre. This location benefits from a host of local amenities within easy walking distance including the ever popular Chelsea Road, a doctor's surgery and chemist on Newbridge Hill. The Roy…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice