9.76% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
8.65% return before costs — above-market
Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
EPC E — must hit C by 2030 (~£6,000–£12,000)
Leasehold 80yr — verify at solicitor
Service charge unknown — could swing £100-300/mo
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
+£139/mo
Barely breaks even each month
Price
£300K
No local sold comps to compare
Return · IRR
1.4%/yr
Modest annualised return
Cash to get in
£142K
Deposit + fees + refurb
Return before costson price · Rent by the room9.76%5-yr return on cash 12%Rent est. £2,163 (£2,107–£2,220)
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: £2,107–£2,220/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£29,288–£54,671 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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
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
£25,956
£8,268
£14,625
£0
£582
£2,481
£2,481
Year 2
£26,735
£8,516
£14,625
£0
£683
£2,911
£5,392
Year 3
£27,537
£8,771
£14,625
£0
£787
£3,353
£8,745
Year 4
£28,363
£9,035
£14,625
£0
£894
£3,809
£12,554
Year 5
£29,214
£9,306
£14,625
£0
£1,004
£4,279
£16,834
Year 5 disposal
Disposal gain (gross)-£38,632
CGT£0
Net Disposal proceeds£322,944
What we verified
What we verified
12 total · click to expand
33063 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leasehold80 yrTenure & planning80 yr
Legal & planning
2 checks
TenureLeasehold
Lease lengthUnknown
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 ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing description
Band E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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)£142,076
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A handsome three storey period home in need of updating throughout. Offered to the market with No Onward Chain the property boasts huge potential with well balanced, flexible accommodation, level rear gardens and an abundance of period features. Description Once inside the property there is a hallway with stairs leading up to the first floor. Off to the right is an open plan living area providing ample space for both a sitting and dining room. To the rear is the kitchen as we…
9.76%Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.65% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Lease 80 yrs — extend before exit
Price
£300K
Return before costs (best)
9.76%
Rent by the room
Bedrooms
3
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030 ~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — 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: £2,107–£2,220/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£29,288–£54,671 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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) context280 active short-lets nearby
Short-let market context
Local nightly-rate and occupancy benchmarks for this postcode.
280 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,197/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Bath
LHA monthly cap:
£1,197
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
£25,956
£8,268
£14,625
£0
£582
£2,481
£2,481
Year 2
£26,735
£8,516
£14,625
£0
£683
£2,911
£5,392
Year 3
£27,537
£8,771
£14,625
£0
£787
£3,353
£8,745
Year 4
£28,363
£9,035
£14,625
£0
£894
£3,809
£12,554
Year 5
£29,214
£9,306
£14,625
£0
£1,004
£4,279
£16,834
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£2,440
Gross Rent by the room yield9.76%
What we verified
12 total
4116
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining80 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPC~£6,000–£12,000 to upgrade to CE
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 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£2,925
Annual rental tax£392
CGT yr 5£0 · company level
5y net total£16,834
Acquisition costs
£142K
25% deposit£75,000
Stamp duty£20,000
Refurb£39,051
Legal + survey£2,525
Mortgage + broker£5,500
Cash needed£142,076
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
A handsome three storey period home in need of updating throughout. Offered to the market with No Onward Chain the property boasts huge potential with well balanced, flexible accommodation, level rear gardens and an abundance of period features. Description Once inside the property there is a hallway with stairs leading up to the first floor. Off to the right is an open plan living area providing ample space for both a sitting and dining room. To the rear is the kitchen as we…