6.76% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
EPC B — MEES compliant
Why to be cautious
Monthly profit −£413/mo — significantly negative — real recurring drain
-4.5% 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
−£413/mo
You top up £413/mo
Price
£295K
No local sold comps to compare
Return · IRR
-4.5%/yr
Loses money over 5 years
Cash to get in
£115K
Deposit + fees + refurb
Return before costson price · Rent by the room6.76%5-yr return on cash -17%Rent est. £1,166 (£1,161–£1,171)
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 live
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: £1,161–£1,171/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £73,750
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
3.0%9.0%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£10,295–£19,216 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £221,250 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Cladding safety certificateNot stated on the listingHeritageNot stated on the listing
Heritage& planning constraintsCADW 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.
+£269/mo cash flow vs Rent it out if converted to Rent by the room
9.76% Return before costs on price converted vs 4.74% as-is
Room mix (3 lettable rooms)
2× Double @ £530/mo1× En-suite @ £601/mo
≈ £1,661/mo gross room income
As-is Rent it out
Monthly profit-£409
Return before costson price4.74%
Cash needed£85,648
If converted to Rent by the room
Monthly profit-£140
Return before costson price9.76%
Cash needed£101,648
Δ vs Rent it outMonthly profit+£269
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£49,020–£92,000full refurb + room split
What's in this cost
Kitchen£8,640–£17,280
2 × bathroom£11,400–£20,900
Rewire£3,312–£5,796
Replumb£2,484–£4,968
Windows£8,280–£14,904
Paint + decor£5,796–£10,764
Flooring£9,108–£17,388
Based on 302 HMO comps within 1.2 km
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & area intelligence
Transport 10 / 100
Loading map…
Transport score10 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
Cila Primary School
Not applicable · Welsh establishment · SA2 7DR
Not rated
Dunvant Primary
Not applicable · Welsh establishment · SA2 7SN
Not rated
Hendrefoilan Primary School
Not applicable · Welsh establishment · SA2 7LF
Not rated
Olchfa School
Not applicable · Welsh establishment · SA2 7AB
Not rated
Pen Y Fro Primary
Not applicable · Welsh establishment · SA2 7UF
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£4,951/yr kept
Annual gross rent£13,992
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£4,951
Exit costs
-£19,151 after CGT
Projected sale price (5y · 2%/yr growth)£325,704
Capital gain (pre-CGT)£30,704
Sale costs (~2.5%)£8,143
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-£19,151
Rates as of Oct 2024
Acquisition costs
£114,501cash needed
Purchase price£295,000
Deposit (25%)£73,750
Stamp duty+4% higher-rate surcharge£19,450
Refurb£13,726
Legal + survey£2,150
Mortgage fees£5,425
Total cash neededdeposit + costs (loan covers the rest)£114,501
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Modern Three Bedroom Property - Desirable Location - No Onward Chain
Set within this very modern and sought-after development, a three-bedroom semi-detached home offering comfortable, contemporary living in a location that’s ideal for families.
The property is conveniently located for all the amenities that both Sketty and Killay have to offer, and is within walking distance of the local comprehensive school.
Bright and thoughtfully laid out, the home is designed to suit m…
6.76%Rent by the room strategy — market rent unverified, verify locally.
4.74% Return before costs — around the area average for this property type.
Monthly profit −£413/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£295K
Return before costs (best)
6.76%
Rent by the room
Bedrooms
3
2 bath
Energy rating
B
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
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: £1,161–£1,171/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £73,750
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
3.0%9.0%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£10,295–£19,216 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £221,250 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Short-let (SA) context325 active short-lets nearby
Short-let market context
Local nightly-rate and occupancy benchmarks for this postcode.
325 active short-let listings in this postcode
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
£13,992
£4,576
£13,828
£0
£0
-£4,412
-£4,412
Year 2
£14,412
£4,714
£13,828
£0
£0
-£4,130
-£8,542
Year 3
£14,844
£4,855
£13,828
£0
£0
-£3,839
-£12,381
Year 4
£15,289
£5,001
£13,828
£0
£0
-£3,539
-£15,921
Year 5
£15,748
£5,151
£13,828
£0
£0
-£3,231
-£19,151
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
Conversion£26,000
If converted
Gross / mo£1,661
Gross Rent by the room yield6.76%
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 ratingB
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 10/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,766
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£19,151
Acquisition costs
£115K
25% deposit£73,750
Stamp duty£19,450
Refurb£13,726
Legal + survey£2,150
Mortgage + broker£5,425
Cash needed£114,501
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
Modern Three Bedroom Property - Desirable Location - No Onward Chain
Set within this very modern and sought-after development, a three-bedroom semi-detached home offering comfortable, contemporary living in a location that’s ideal for families.
The property is conveniently located for all the amenities that both Sketty and Killay have to offer, and is within walking distance of the local comprehensive school.
Bright and thoughtfully laid out, the home is designed to suit m…