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Year 5 disposal
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84/ 100
Strong
Strong investment fundamentals.
Why it works
- Monthly profit +£414/mo from completion — the no.1 reason to invest
- 8.07% return before costs — above-market
- 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
+£414/mo
Pays you every month, net of costs
Price vs market
Above comparable sales
+21% vs 12 sold
Return · IRR
2.0%/yr
Modest annualised return
Cash to get in
£210K
Deposit + fees + refurb
Price £525KReturn before costs on price 8.07%5-yr return on cash 19%Rent est. £3,529 (£2,854–£4,364)
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: £2,854–£4,364/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £131,250
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 £393,750 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
+£414
after mortgage, operating costs & tax
Rent in£3,529/mo gross
£3,393/mo collected · £136/mo lost to voids
Where it goes
£2,133Mortgage£749Costs
£414/mo left as profit · 12% of rent kept
Mortgage£2,133
Costs£749
Management£353
Maintenance£67
Insurance£40
CapEx reserve£176
Voids + council tax£9
Ltd co. accounts£104
Tax£97
Profit+£414
Returns
Return before costs on price8.07%
Cash return on cash2.36%
Gross margin£2,644
Cash needed£210,388
Monthly profit payback42y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.59
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 | £42,348 | £8,993 | £25,594 | £0 | £1,475 | £6,286 | £6,286 |
| Year 2 | £43,618 | £9,263 | £25,594 | £0 | £1,665 | £7,097 | £13,383 |
| Year 3 | £44,927 | £9,541 | £25,594 | £0 | £1,861 | £7,931 | £21,314 |
| Year 4 | £46,275 | £9,827 | £25,594 | £0 | £2,062 | £8,792 | £30,106 |
| Year 5 | £47,663 | £10,122 | £25,594 | £0 | £2,270 | £9,677 | £39,783 |
Disposal gain (gross)-£30,112
CGT£0
Net Disposal proceeds£565,151
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
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 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 cohortBA1 6QE · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Bath · 2.3 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 · 3-bath · 1170 sqft
£35k–£68k
£ per sqft
building cost only
£30–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- 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 — +£414/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 | 8.07% | +£414 | £210,388 | 18.9% | Low | Feasible |
| Housing-benefit rent | 4.43% | -£901 | £210,388 | -19.0% | Med | Feasible |
| Council lease | 4.43% | -£501 | £210,388 | -11.4% | Low | Feasible |
| Refurb & refinance | 8.07% | +£414 | £246,583 | 16.1% | Med | Feasible |
| Short-stay let / Airbnb | 10.01% | +£99 | £210,388 | 6.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£211 | £605,208 | 4% | Med | Feasible |
| Rent by the room | 4.17% * | +£264 | £201,775 | — | — | 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) context296 active short-lets nearby
Short-let market context
- 296 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 let82% occupancy
£176/night ADR
Based on 51 short-let comps nearby
Rent by the room conversion upside
-£1,532/mo cash flow vs Rent it out if converted to Rent by the room
5.49% Return before costs on price converted vs 8.07% as-is
£525k → 5-bed HMO @ ~£720/room: £3,596 pcm gross, ~£2,069 pcm net (4.2% net on £596k all-in incl. ~£26k works); GDV ~£320k → refinance releases ~£-153k (~£355k left in). FULL REFURB (split 1 room) → 6-bed, ~£2,486 pcm net (5.0% on £603k incl. ~£33k) — ceiling, subject to survey
medium confidence
Unlocks ~£9,255/yr extra rent
4 → 5 lettable rooms · ~4.9% 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 (4 beds + 2 reception(s)) in 116 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (1 double, 0 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Bath and North East Somerset adopted standard (6.51/10.22 m²; The Bath and North East Somerset Council standards for licensed HMOs under Part 2 of the Housing Act 2004 (25 September 2019)); FULL REFURB (split 1 large room(s) into 10.22 m²+ doubles) → up to 6 rooms (ceiling, subject to windows/layout/planning); adds ~£771/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 5 bed HMO+1 double4.17% net on cost1.57% cash-on-cashuplift 8.07% → 4.87%
5-bed · 4.17% net on cost · 1.57% cash-on-cash
💷 Refinance could release ~-£153,496
HMO licence
Sized to Bath and North East Somerset'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 (4 lettable rooms)
2× Double @ £786/mo1× Single @ £637/mo1× En-suite @ £876/mo
≈ £3,085/mo gross room income
As-is Rent it out
Monthly profit+£494
Return before costs on price8.07%
Cash needed£143,148
If converted to Rent by the room
Monthly profit-£1,038
Return before costs on price5.49%
Cash needed£159,148
Δ vs Rent it out Monthly profit-£1,532
+1 room (5 total)
Monthly profit+£12
Return before costs on price8.81%
Cash needed£169,148
Extra rent+£771/mo
Show conversion detail
Conversion cost estimate
£26,400
Range: £19,200 – £36,000
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
£79,590–£150,755full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 3 × bathroom£19,350–£35,475
- 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 1000 HMO comps within 2.4 km
Comparables
sold within 0.5 miWide · CV 35.1%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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodSt Saviours Infant Church SchoolPrimary · Academy converter · BA1 6NY
- GoodSt Mark's CofE SchoolSecondary · Academy converter · BA1 6ND
- Not ratedSt Saviours Junior Church SchoolPrimary · Academy converter · BA1 6TG
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£42,348
Section 24 credit£0
Annual tax due£1,475
Post-tax Monthly profit annual£4,657
Exit costs
Projected sale price (5y · 2%/yr growth)£579,642
Capital gain (pre-CGT)£54,642
Sale costs (~2.5%)£14,491
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£39,783
Rates as of Oct 2024
Acquisition costs
£210,388cash neededPurchase price£525,000
Deposit (25%)£131,250
Stamp duty+5% additional-property surcharge£42,500
Refurb£24,863
Legal + survey£2,900
Mortgage fees£8,875
Total cash neededdeposit + costs (loan covers the rest)£210,388
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
There are properties that follow a familiar formula.
And then there are those that feel entirely their own.
The Gig House sits firmly in the latter.
From the outside, dark timber cladding introduces the house quietly. Step inside, and the atmosphere carries through in one continuous expression.
There is something quietly Alpine in its character. A sense of warmth drawn from natural materials, timber, stone and glass combined with a simplicity more often associated with a…
Floor plans
Nearby active comparables5 deals
Comparable rentals
BA1 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Keller Williams
About this listing
87 days · ZooplaPrice history
5-year price trend
Monthly profit
+£414
Cash needed
£210K
Return after costs
2.36%
IRR
2.02%
Listed 87d ago
Victoria Works, Bath BA1
mews · 4 bed · 3 bath
£525,000
est £3,529 · 8.07% gross
EPC C
1 / 15
84/100
Strong
Real 8.07% — fundamentals work.
Monthly profit +£414/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.07% Return before costs — above-market
Price
£525K
21% above sold comps
Return before costs
8.07%
est rent £3,529/monot enough comparablesRange £2,854–£4,364/mo (Q1–Q3)
Bedrooms
4
3 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: £2,854–£4,364/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £131,250
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 £393,750 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
+£414
after mortgage, operating costs & tax
Rent in£3,529/mo gross
£3,393/mo collected · £136/mo lost to voids
Where it goes
£2,133Mortgage£749Costs
£414/mo left as profit · 12% of rent kept
Mortgage£2,133
Costs£749
Management£353
Maintenance£67
Insurance£40
CapEx reserve£176
Voids + council tax£9
Ltd co. accounts£104
Tax£97
Profit+£414
Returns
Return before costs on price8.07%
Cash return on cash2.36%
Gross margin£2,644
Cash needed£210,388
Monthly profit payback42y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.59
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context296 active short-lets nearby
Short-let market context
- 296 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 | £42,348 | £8,993 | £25,594 | £0 | £1,475 | £6,286 | £6,286 |
| Year 2 | £43,618 | £9,263 | £25,594 | £0 | £1,665 | £7,097 | £13,383 |
| Year 3 | £44,927 | £9,541 | £25,594 | £0 | £1,861 | £7,931 | £21,314 |
| Year 4 | £46,275 | £9,827 | £25,594 | £0 | £2,062 | £8,792 | £30,106 |
| Year 5 | £47,663 | £10,122 | £25,594 | £0 | £2,270 | £9,677 | £39,783 |
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 35.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,119
Annual rental tax£1,165
CGT yr 5£0 · company level
5y net total£39,783
Acquisition costs
25% deposit£131,250
Stamp duty£42,500
Refurb£24,863
Legal + survey£2,900
Mortgage + broker£8,875
Cash needed£210,388
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
There are properties that follow a familiar formula.
And then there are those that feel entirely their own.
The Gig House sits firmly in the latter.
From the outside, dark timber cladding introduces the house quietly. Step inside, and the atmosphere carries through in one continuous expression.
There is something quietly Alpine in its character. A sense of warmth drawn from natural materials, timber, stone and glass combined with a simplicity more often associated with a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice