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Year 5 disposal
BMV -41%
⊞ View all 19
84/ 100
Strong
16.31% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.72% return before costs — above-market
- 16.3% Rent by the room return before costs (net 7.96% after CapEx + bills) — conversion play
- Priced below market -41% 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
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Cash only — often signals cladding / short lease / structural
- 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
+£85/mo
Barely breaks even each month
Price vs market
Below market value
-41% vs 12 sold · interior unseen
Return · IRR
1.8%/yr
Modest annualised return
Cash left in
£43K
Stays in after refinancing at value
Price £120KCash to buy £105KReturn before costs on price · Rent by the room 16.31%5-yr return on cash 8%Rent est. £972 (£980–£964)
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: £980–£964/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£48,386–£90,321 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £90,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£85
after mortgage, operating costs & tax
Rent in£972/mo gross
£935/mo collected · £37/mo lost to voids
Where it goes
£488Mortgage£342Costs
£85/mo left as profit · 9% of rent kept
Mortgage£488
Costs£342
Management£97
Maintenance£67
Insurance£20
CapEx reserve£49
Voids + council tax£6
Ltd co. accounts£104
Tax£20
Profit+£85
Returns
Return before costs on price9.72%
Cash return on cash0.97%
Gross margin£592
Cash needed£105,015
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.92
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 | £11,664 | £4,110 | £5,850 | £0 | £324 | £1,380 | £1,380 |
| Year 2 | £12,014 | £4,233 | £5,850 | £0 | £367 | £1,564 | £2,944 |
| Year 3 | £12,374 | £4,360 | £5,850 | £0 | £411 | £1,753 | £4,698 |
| Year 4 | £12,746 | £4,491 | £5,850 | £0 | £457 | £1,948 | £6,646 |
| Year 5 | £13,128 | £4,625 | £5,850 | £0 | £504 | £2,149 | £8,794 |
Disposal gain (gross)-£63,038
CGT£0
Net Disposal proceeds£129,177
What we verified
What we verified
51065 ok · 1 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
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 descriptionBand 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
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 cohortS26 2DW · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Sheffield Hallam · 10.3 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 history145d on marketno cuts yet
Strategy matrix
Council lease wins — +£120/mo · £35/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 9.72% | +£85 | £105,015 | 8.4% | Low | Feasible |
| Housing-benefit rent | 6.78% | -£179 | £105,015 | -6.0% | Med | Feasible |
| ⭐ Council lease | 9.72% | +£120 | £105,015 | 8.6% | Low | Feasible |
| Refurb & refinance | 9.72% | +£85 | £136,821 | 6.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £218,021 | -33% | Med | Feasible |
| Rent by the room | 16.31% | -£596 | £135,015 | -20.8% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Sheffield · cap £678/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sheffield
- LHA monthly cap:
- £678
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£346/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 9.72% as-is
Room mix (3 lettable rooms)
3× Double @ £544/mo
≈ £1,631/mo gross room income
As-is Rent it out
Monthly profit+£95
Return before costs on price9.72%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costs on price24.00%
Cash needed£57,898
Δ vs Rent it out Monthly profit+£346
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£39,050–£72,000full refurb + room split
⚠️ Capped at 60% of £120,000 asking (£72,000). Raw model: £55,700–£102,700. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,310–£12,619
- 1 × bathroom£4,206–£7,712
- Rewire£3,085–£5,398
- Replumb£2,314–£4,627
- Windows£7,712–£13,881
- Paint + decor£6,169–£10,796
- Flooring£9,254–£16,966
Based on 22 HMO comps within 983 m
Comparables
sold within 0.5 miWide · CV 34.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodAston All Saints CofE (A) Primary SchoolPrimary · Academy converter · S26 2BL
- GoodAston Lodge Primary SchoolPrimary · Academy converter · S26 2BL
- Not ratedAston Hall Junior and Infant SchoolPrimary · Academy converter · S26 2AX
- Not ratedSpringwood Primary AcademyPrimary · Academy converter · S26 2AL
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£11,664
Section 24 credit£0
Annual tax due£324
Post-tax Monthly profit annual£932
Exit costs
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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£8,794
Rates as of Oct 2024
Acquisition costs
£105,015cash neededPurchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£64,515
Legal + survey£1,700
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£105,015
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
asking price £120,000
sold with no onward chain cash buyers only
- Close to local amenities - Spacious kitchen diner - Three bedrooms - Generous rear garden - Off-road parking A viewing is highly recommended – do not miss out
Blundells are happy to bring to market this three-bedroom semi-detached property, located in the sought-after residential area of Aston. Benefitting from easy access to a range of amenities including primary and secondary schools, shops and transport…
Floor plans
Listing metazoopla · Blundells - Crystal Peaks Sales
About this listing
145 days · ZooplaPrice history
5-year price trend
Monthly profit
+£85
Cash needed
£105K
Return after costs
0.97%
IRR
1.77%
Listed 145d ago
Wesley Avenue, Sheffield, South Yorkshire S26
semi-detached · 3 bed · 1 bath
£120,000
est £972 · 9.72% gross
EPC DCash only
Priced below market
1 / 19
84/100
Strong
16.31% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -41% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.72% Return before costs — above-market
16.3% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£120K
41% below sold comps
Return before costs (best)
16.31%
Rent by the room
Bedrooms
3
1 bath
Energy rating
D
Energy rating
Deal flags2 issues
Cash buyers only
Often signals cladding, structural, or short-lease issues
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £980–£964/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£48,386–£90,321 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £90,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£85
after mortgage, operating costs & tax
Rent in£972/mo gross
£935/mo collected · £37/mo lost to voids
Where it goes
£488Mortgage£342Costs
£85/mo left as profit · 9% of rent kept
Mortgage£488
Costs£342
Management£97
Maintenance£67
Insurance£20
CapEx reserve£49
Voids + council tax£6
Ltd co. accounts£104
Tax£20
Profit+£85
Returns
Return before costs on price9.72%
Cash return on cash0.97%
Gross margin£592
Cash needed£105,015
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.92
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Sheffield · cap £678/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sheffield
- LHA monthly cap:
- £678
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £11,664 | £4,110 | £5,850 | £0 | £324 | £1,380 | £1,380 |
| Year 2 | £12,014 | £4,233 | £5,850 | £0 | £367 | £1,564 | £2,944 |
| Year 3 | £12,374 | £4,360 | £5,850 | £0 | £411 | £1,753 | £4,698 |
| Year 4 | £12,746 | £4,491 | £5,850 | £0 | £457 | £1,948 | £6,646 |
| Year 5 | £13,128 | £4,625 | £5,850 | £0 | £504 | £2,149 | £8,794 |
Rent by the room upside
What we verified
5106
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▾
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
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 34.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,170
Annual rental tax£239
CGT yr 5£0 · company level
5y net total£8,794
Acquisition costs
25% deposit£30,000
Stamp duty£6,000
Refurb£64,515
Legal + survey£1,700
Mortgage + broker£2,800
Cash needed£105,015
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
asking price £120,000
sold with no onward chain cash buyers only
- Close to local amenities - Spacious kitchen diner - Three bedrooms - Generous rear garden - Off-road parking A viewing is highly recommended – do not miss out
Blundells are happy to bring to market this three-bedroom semi-detached property, located in the sought-after residential area of Aston. Benefitting from easy access to a range of amenities including primary and secondary schools, shops and transport…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice