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Year 5 disposal
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27/ 100
Weak
5.91% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£308/mo — significantly negative — real recurring drain
- -2.0% 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.
- 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
−£308/mo
You top up £308/mo
Price vs market
Above comparable sales
+19% vs 12 sold
Return · IRR
-2.0%/yr
Loses money over 5 years
Cash to get in
£311K
Deposit + fees + refurb
Price £800KReturn before costs on price 5.91%5-yr return on cash 0%Rent est. £3,941 (£3,504–£4,433)
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: £3,504–£4,433/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £200,000
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 (£18,980–£35,430 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £600,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£308
after mortgage, operating costs & tax
Rent in£3,941/mo gross
£3,789/mo collected · £152/mo lost to voids
Where it goes
£3,250Mortgage£847Costs
Outgoings exceed rent — you top up £308/mo
Mortgage£3,250
Costs£847
Management£394
Maintenance£100
Insurance£40
CapEx reserve£197
Voids + council tax£12
Ltd co. accounts£104
Tax—
Shortfall−£308
Returns
Return before costs on price5.91%
Cash return on cash-1.19%
Gross margin£2,942
Cash needed£311,207
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.17
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £47,292 | £10,167 | £39,000 | £0 | £0 | -£1,875 | -£1,875 |
| Year 2 | £48,711 | £10,472 | £39,000 | £0 | £0 | -£762 | -£2,637 |
| Year 3 | £50,172 | £10,786 | £39,000 | £0 | £73 | £313 | -£2,324 |
| Year 4 | £51,677 | £11,110 | £39,000 | £0 | £298 | £1,269 | -£1,055 |
| Year 5 | £53,228 | £11,443 | £39,000 | £0 | £529 | £2,255 | £1,200 |
Disposal gain (gross)-£37,024
CGT£0
Net Disposal proceeds£861,183
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Leaseholdmaterial factsListing extract
Service charge
Annual running cost
£420/yr
Extracted from listing description · verify with solicitor
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 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 cohortBA1 5AE · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Bath · 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 · 2-bath · 1428 sqft
£36k–£70k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£9,996–£18,564
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£15,708–£29,988
Guide rates · UK May 2026
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 history154d on marketno cuts yet
Strategy matrix
Rent it out wins — -£308/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 | 5.91% | -£308 | £311,207 | 0.4% | Low | Feasible |
| Housing-benefit rent | 2.91% | -£2,057 | £311,207 | -35.2% | Med | Feasible |
| Council lease | 2.91% | -£1,651 | £311,207 | -29.9% | Low | Feasible |
| Refurb & refinance | 5.91% | -£308 | £361,330 | 0.3% | Med | Feasible |
| Short-stay let / Airbnb | 6.57% | -£1,112 | £311,207 | -18.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £908,330 | 5% | Med | Feasible |
| Rent by the room | 4.63% | -£3,243 | £345,207 | -51.9% | — | Feasible |
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
-£1,983/mo cash flow vs Rent it out if converted to Rent by the room
3.60% Return before costs on price converted vs 5.91% as-is
Room mix (4 lettable rooms)
2× Double @ £791/mo1× Single @ £629/mo1× En-suite @ £876/mo
≈ £3,087/mo gross room income
As-is Rent it out
Monthly profit-£130
Return before costs on price5.91%
Cash needed£211,898
If converted to Rent by the room
Monthly profit-£2,112
Return before costs on price3.60%
Cash needed£227,898
Δ vs Rent it out Monthly profit-£1,983
Show conversion detail
Conversion cost estimate
£31,200
Range: £24,000 – £40,800
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
£78,132–£148,402full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£5,712–£11,424
- Replumb£4,284–£9,996
- Windows£14,280–£27,132
- Paint + decor£12,852–£22,848
- Flooring£18,564–£34,272
Based on 1363 HMO comps within 2.4 km
Comparables
sold within 0.5 miWide · CV 84.0%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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedKingswood Preparatory SchoolNot applicable · Other independent school · BA1 5SD
- Not ratedKingswood SchoolNot applicable · Other independent school · BA1 5RG
- Not ratedRoyal High School GDSTNot applicable · Other independent school · BA1 5SZ
- Not ratedSt Stephens Church SchoolPrimary · Academy converter · BA1 5PZ
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£47,292
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,694
Exit costs
Projected sale price (5y · 2%/yr growth)£883,265
Capital gain (pre-CGT)£83,265
Sale costs (~2.5%)£22,082
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£1,200
Rates as of Oct 2024
Acquisition costs
£311,207cash neededPurchase price£800,000
Deposit (25%)£200,000
Stamp duty+5% additional-property surcharge£70,000
Refurb£25,307
Legal + survey£2,900
Mortgage fees£13,000
Total cash neededdeposit + costs (loan covers the rest)£311,207
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A well-presented four bedroomed house benefitting from a wider than average plot positioned in this highly convenient and sought after private road offering the potential to extend subject to the relevant consents. This versatile property offers a garage with driveway providing space to park in front, beautifully maintained gardens with an additional three acres of delightful communal gardens on your doorstep also at your disposal. Accommodation
Entrance hall
cloakroom
li…
Floor plans
Nearby active comparables5 deals
Comparable rentals
BA1 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Whiteley Helyar
About this listing
154 days · ZooplaPrice history
5-year price trend
Monthly profit
−£308
Cash needed
£311K
Return after costs
-1.19%
IRR
-1.97%
Listed 154d ago
Lansdown Heights, Bath BA1
detached · 4 bed · 2 bath · 1,428 sqft
£800,000
est £3,941 · 5.91% gross
1 / 22
27/100
Marginal
5.91% — verify the rent + comps locally.
5.91% Return before costs — around the area average for this property type.
Monthly profit −£308/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£800K
19% above sold comps
Return before costs
5.91%
est rent £3,941/monot enough comparablesRange £3,504–£4,433/mo (Q1–Q3)
Bedrooms
4
2 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: £3,504–£4,433/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £200,000
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 (£18,980–£35,430 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £600,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£308
after mortgage, operating costs & tax
Rent in£3,941/mo gross
£3,789/mo collected · £152/mo lost to voids
Where it goes
£3,250Mortgage£847Costs
Outgoings exceed rent — you top up £308/mo
Mortgage£3,250
Costs£847
Management£394
Maintenance£100
Insurance£40
CapEx reserve£197
Voids + council tax£12
Ltd co. accounts£104
Tax—
Shortfall−£308
Returns
Return before costs on price5.91%
Cash return on cash-1.19%
Gross margin£2,942
Cash needed£311,207
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.17
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £47,292 | £10,167 | £39,000 | £0 | £0 | -£1,875 | -£1,875 |
| Year 2 | £48,711 | £10,472 | £39,000 | £0 | £0 | -£762 | -£2,637 |
| Year 3 | £50,172 | £10,786 | £39,000 | £0 | £73 | £313 | -£2,324 |
| Year 4 | £51,677 | £11,110 | £39,000 | £0 | £298 | £1,269 | -£1,055 |
| Year 5 | £53,228 | £11,443 | £39,000 | £0 | £529 | £2,255 | £1,200 |
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 84.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£7,800
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,200
Acquisition costs
25% deposit£200,000
Stamp duty£70,000
Refurb£25,307
Legal + survey£2,900
Mortgage + broker£13,000
Cash needed£311,207
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
A well-presented four bedroomed house benefitting from a wider than average plot positioned in this highly convenient and sought after private road offering the potential to extend subject to the relevant consents. This versatile property offers a garage with driveway providing space to park in front, beautifully maintained gardens with an additional three acres of delightful communal gardens on your doorstep also at your disposal. Accommodation
Entrance hall
cloakroom
li…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice