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Year 5 disposal
BMV -30%
⊞ View all 12
85/ 100
Strong
Strong investment fundamentals.
Why it works
- 9.35% return before costs — above-market
- 12.2% Rent by the room return before costs (net 6.38% after CapEx + bills) — conversion play
- Priced below market -30% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£133/mo
Barely breaks even each month
Price vs market
Below market value
-30% vs 12 sold · interior unseen
Return · IRR
2.8%/yr
Modest annualised return
Cash left in
£18K
Stays in after refinancing at value
Price £160KCash to buy £69KReturn before costs on price · Rent by the room 12.16%5-yr return on cash 19%Rent est. £1,247 (£1,163–£1,337)
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: £1,163–£1,337/mo · n=146
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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
+£133
after mortgage, operating costs & tax
Rent in£1,247/mo gross
£1,199/mo collected · £48/mo lost to voids
Where it goes
£650Mortgage£385Costs
£133/mo left as profit · 11% of rent kept
Mortgage£650
Costs£385
Management£125
Maintenance£67
Insurance£20
CapEx reserve£62
Voids + council tax£7
Ltd co. accounts£104
Tax£31
Profit+£133
Returns
Return before costs on price9.35%
Cash return on cash2.31%
Gross margin£814
Cash needed£68,911
Monthly profit payback43y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.84
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 | £14,964 | £4,622 | £7,800 | £0 | £483 | £2,059 | £2,059 |
| Year 2 | £15,413 | £4,760 | £7,800 | £0 | £542 | £2,311 | £4,370 |
| Year 3 | £15,875 | £4,903 | £7,800 | £0 | £603 | £2,569 | £6,939 |
| Year 4 | £16,352 | £5,050 | £7,800 | £0 | £665 | £2,836 | £9,776 |
| Year 5 | £16,842 | £5,202 | £7,800 | £0 | £730 | £3,110 | £12,886 |
Disposal gain (gross)-£13,274
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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 ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 3JS · 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 history86d on marketno cuts yet
Strategy matrix
Rent it out wins — +£133/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 | 9.35% | +£133 | £68,911 | 18.7% | Low | Feasible |
| Housing-benefit rent | 6.06% | -£247 | £68,911 | -13.5% | Med | Feasible |
| Council lease | 0.00% | -£841 | £68,911 | -74.3% | Low | Feasible |
| Refurb & refinance | 9.35% | +£133 | £82,955 | 15.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £191,555 | 1% | Med | Feasible |
| Rent by the room | 12.16% | -£769 | £94,911 | -40.6% | — | 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
+£165/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 9.35% as-is
Room mix (3 lettable rooms)
1× Double @ £569/mo1× Single @ £446/mo1× En-suite @ £606/mo
≈ £1,621/mo gross room income
As-is Rent it out
Monthly profit+£149
Return before costs on price9.35%
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+£165
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 339 HMO comps within 2.5 km
Comparables
sold within 0.5 miWide · CV 48.6%Med confidence
Loading nearby sold…
Location & area intelligence
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
- GoodFarcet CofE (C) Primary SchoolPrimary · Academy sponsor led · PE7 3AR
- GoodFourfields Community Primary SchoolPrimary · Community school · PE7 3ZT
- GoodStilton Church of England Primary AcademyPrimary · Academy sponsor led · PE7 3RF
- GoodWilliam de Yaxley Church of England AcademyPrimary · Academy sponsor led · PE7 3JL
- GoodYaxley Infant SchoolPrimary · Community school · PE7 3LU
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£14,964
Section 24 credit£0
Annual tax due£483
Post-tax Monthly profit annual£1,484
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£12,886
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 Situated within the popular and well served village of Yaxley, this three bedroom semi detached chalet style property offers spacious and flexible accommodation, well suited to families, downsizers, or those seeking adaptable living space. The home sits on a large corner plot
description Yaxley is a highly popular village located south of Peterborough, offering an excellent range of amenities including shops, schools, cafés, and public transport links. With easy acce…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
PE7 · same beds + typeMedian nearby: £1,500/mo · 1 of 1 already let+£253 vs our est
- Tower Farm Barns, New Long Drove, Hol…Let3b£1,500/moDec 2025
Listing metazoopla · Sharman Quinney - Yaxley
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
+£133
Cash needed
£69K
Return after costs
2.31%
IRR
2.79%
Listed 86d ago
Litchfield Close, Yaxley, Peterborough PE7
bungalow · 3 bed · 1 bath
£160,000
est £1,247 · 9.35% gross
Priced below market
1 / 12
85/100
Strong
Real 12.16% — fundamentals work.
Priced below market -30% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.35% Return before costs — above-market
12.2% Rent by the room Return before costs — conversion play
Price
£160K
30% below sold comps
Return before costs (best)
12.16%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
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: £1,163–£1,337/mo · n=146
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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
+£133
after mortgage, operating costs & tax
Rent in£1,247/mo gross
£1,199/mo collected · £48/mo lost to voids
Where it goes
£650Mortgage£385Costs
£133/mo left as profit · 11% of rent kept
Mortgage£650
Costs£385
Management£125
Maintenance£67
Insurance£20
CapEx reserve£62
Voids + council tax£7
Ltd co. accounts£104
Tax£31
Profit+£133
Returns
Return before costs on price9.35%
Cash return on cash2.31%
Gross margin£814
Cash needed£68,911
Monthly profit payback43y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.84
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 | £14,964 | £4,622 | £7,800 | £0 | £483 | £2,059 | £2,059 |
| Year 2 | £15,413 | £4,760 | £7,800 | £0 | £542 | £2,311 | £4,370 |
| Year 3 | £15,875 | £4,903 | £7,800 | £0 | £603 | £2,569 | £6,939 |
| Year 4 | £16,352 | £5,050 | £7,800 | £0 | £665 | £2,836 | £9,776 |
| Year 5 | £16,842 | £5,202 | £7,800 | £0 | £730 | £3,110 | £12,886 |
Rent by the room upside
What we verified
5007
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▾
EPCPostcode estimate — check the registerNot stated on the listing
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 48.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,560
Annual rental tax£374
CGT yr 5£0 · company level
5y net total£12,886
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 Situated within the popular and well served village of Yaxley, this three bedroom semi detached chalet style property offers spacious and flexible accommodation, well suited to families, downsizers, or those seeking adaptable living space. The home sits on a large corner plot
description Yaxley is a highly popular village located south of Peterborough, offering an excellent range of amenities including shops, schools, cafés, and public transport links. With easy acce…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice