14.26% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
8.29% return before costs — above-market
14.3% Rent by the room return before costs (net 6.94% after CapEx + bills) — conversion play
Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
EPC C — MEES compliant
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
+£5/mo
Barely breaks even each month
Price
£120K
No local sold comps to compare
Return · IRR
0.2%/yr
Modest annualised return
Cash to get in
£42K
Deposit + fees + refurb
Return before costson price · Rent by the room14.26%5-yr return on cash 8%Rent est. £829 (£822–£836)
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: £822–£836/mo · n=40
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£1,125–£2,100 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £90,000 loan + £1,000 booking fee
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.
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — +£102/mo · £97/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
8.29%
+£5
£42,000
8.1%
Low
Feasible
Housing-benefit rent
5.49%
-£259
£42,000
-28.6%
Med
Feasible
⭐ Council lease
8.29%
+£102
£42,000
19.0%
Low
Feasible
Refurb & refinance
8.29%
+£5
£48,600
7.0%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£174
£129,800
9%
Med
Feasible
Rent by the room
14.26%
-£643
£72,000
-44.6%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Barnsley · cap £549/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Barnsley
LHA monthly cap:
£549
Scheme type:
leasing
Premium:
+1000% 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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£440/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 8.29% as-is
Room mix (3 lettable rooms)
3× Double @ £476/mo
≈ £1,427/mo gross room income
As-is Rent it out
Monthly profit+£1
Return before costson price8.29%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costson price24.00%
Cash needed£57,898
Δ vs Rent it outMonthly profit+£440
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£39,050–£72,000full refurb + room split
⚠️ Capped at 60% of £120,000 asking (£72,000). Raw model: £55,700–£102,700. Verify with a surveyor before offering.
What's in this cost
Kitchen£6,310–£12,619
1 × bathroom£4,206–£7,712
Rewire£3,085–£5,398
Replumb£2,314–£4,627
Windows£7,712–£13,881
Paint + decor£6,169–£10,796
Flooring£9,254–£16,966
Based on 4 HMO comps within 1.9 km
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
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
Churchfield Primary School
Primary · Academy converter · S72 8JR
Good
Birkwood Primary School
Primary · Community school · S72 8HG
Not rated
Cherry Dale Primary School
Primary · Community school · S72 8AA
Not rated
Lift Shafton
Primary · Academy sponsor led · S72 8QA
Not rated
Outwood Academy Shafton
Secondary · Academy sponsor led · S72 8RE
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£17/yr kept
Annual gross rent£9,948
Section 24 credit£0
Annual tax due£86
Post-tax Monthly profitannual-£17
Exit costs
£3,404 after CGT
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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 profitafter CGT£3,404
Rates as of Oct 2024
Acquisition costs
£42,000cash needed
Purchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£1,500
Legal + survey£1,700
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£42,000
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Important Note to Potential Purchasers & Tenants: We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide on…
Prospect Street, Cudworth, Barnsley, South Yorkshire S72
terraced · 3 bed · 1 bath
£120,000
est £829 · 8.29% gross
EPC C
1 / 11
83/100
Strong
14.26%Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.29% Return before costs — above-market
14.3% Rent by the roomReturn before costs — conversion play
Price
£120K
Return before costs (best)
14.26%
Rent by the room
Bedrooms
3
1 bath
Energy rating
C
Energy rating
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: £822–£836/mo · n=40
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£1,125–£2,100 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £90,000 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Barnsley · cap £549/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Barnsley
LHA monthly cap:
£549
Scheme type:
leasing
Premium:
+1000% 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
£9,948
£3,647
£5,850
£0
£86
£365
£365
Year 2
£10,246
£3,756
£5,850
£0
£122
£518
£884
Year 3
£10,554
£3,869
£5,850
£0
£159
£676
£1,560
Year 4
£10,870
£3,985
£5,850
£0
£197
£839
£2,398
Year 5
£11,197
£4,104
£5,850
£0
£236
£1,006
£3,404
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
Conversion£30,000
If converted
Gross / mo£1,426
Gross Rent by the room yield14.26%
What we verified
12 total
6006
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▾
EPCEnergy efficiency ratingC
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 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,170
Annual rental tax£13
CGT yr 5£0 · company level
5y net total£3,404
Acquisition costs
£42K
25% deposit£30,000
Stamp duty£6,000
Refurb£1,500
Legal + survey£1,700
Mortgage + broker£2,800
Cash needed£42,000
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
Auto-saves
Description& agent copyZoopla
Important Note to Potential Purchasers & Tenants: We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide on…