-4.7% 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
−£1K/mo
You top up £1K/mo
Price vs market
Above comparable sales
+208% vs 12 sold
Return · IRR
-4.7%/yr
Loses money over 5 years
Cash to get in
£326K
Deposit + fees + refurb
Price £825KReturn before costson price4.60%5-yr return on cash -14%Rent est. £3,162 (£2,824–£3,540)
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: £2,824–£3,540/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £206,250
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 (£22,873–£42,696 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £618,750 loan + £1,000 booking fee
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
£37,944
£8,347
£40,219
£0
£0
-£10,622
-£10,622
Year 2
£39,082
£8,598
£40,219
£0
£0
-£9,734
-£20,356
Year 3
£40,255
£8,855
£40,219
£0
£0
-£8,819
-£29,175
Year 4
£41,462
£9,121
£40,219
£0
£0
-£7,877
-£37,053
Year 5
£42,706
£9,395
£40,219
£0
£0
-£6,907
-£43,960
Year 5 disposal
Disposal gain (gross)-£42,802
CGT£0
Net Disposal proceeds£888,095
What we verified
What we verified
12 total · click to expand
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreeholdTenure & 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: medium
•Article 4 direction applies — planning permission required for C3->C4 HMO
•concentration ~4.0% within 100m (4 known HMOs) — below the 10% 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 licensed-HMO register published by this council — the count below reflects granted planning decisions only and materially understates actual HMO density
Rent by the room concentration nearby
≈4.0% within 100 m vs 10% policy
4 known HMOs within 100 m
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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing description
Band D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
EPC band from listing · verify certificate before exchanging
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.
Total cash neededdeposit + costs (loan covers the rest)£325,522
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Situated on the highly sought-after Crescent Gardens, this impressive four bedroom Edwardian home forms part of an attractive terrace, just moments from the elegance of Queen Square.
Set back from the road behind a charming paved front garden with mature planting, the property retains a wealth of original character, including period fireplaces and a beautiful bay window to the front sitting room.
The ground floor offers well-balanced and versatile living space, comprising a…
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£825K
208% above sold comps
Return before costs
4.60%
est rent £3,162/monot enough comparablesRange £2,824–£3,540/mo (Q1–Q3)
Bedrooms
4
5 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £2,824–£3,540/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £206,250
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 (£22,873–£42,696 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £618,750 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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
£37,944
£8,347
£40,219
£0
£0
-£10,622
-£10,622
Year 2
£39,082
£8,598
£40,219
£0
£0
-£9,734
-£20,356
Year 3
£40,255
£8,855
£40,219
£0
£0
-£8,819
-£29,175
Year 4
£41,462
£9,121
£40,219
£0
£0
-£7,877
-£37,053
Year 5
£42,706
£9,395
£40,219
£0
£0
-£6,907
-£43,960
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)4 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
5106
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▾
EPC~£3,000–£7,000 to upgrade to CD
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
Wide · CV 30.2%Med confidence
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£8,044
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£43,960
Acquisition costs
£326K
25% deposit£206,250
Stamp duty£72,500
Refurb£30,497
Legal + survey£2,900
Mortgage + broker£13,375
Cash needed£325,522
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
Situated on the highly sought-after Crescent Gardens, this impressive four bedroom Edwardian home forms part of an attractive terrace, just moments from the elegance of Queen Square.
Set back from the road behind a charming paved front garden with mature planting, the property retains a wealth of original character, including period fireplaces and a beautiful bay window to the front sitting room.
The ground floor offers well-balanced and versatile living space, comprising a…