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Year 5 disposal
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2/ 100
Weak
5.56% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£370/mo — significantly negative — real recurring drain
- -3.5% 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
−£370/mo
You top up £370/mo
Price
£360K
No local sold comps to compare
Return · IRR
-3.5%/yr
Loses money over 5 years
Cash to get in
£138K
Deposit + fees + refurb
Return before costs on price · Rent by the room 5.56%5-yr return on cash -10%Rent est. £1,572 (£1,546–£1,598)
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
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: £1,546–£1,598/mo · n=32
Financing
DepositYour cash in — the rest is the mortgage25% · £89,999
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£10,225–£19,086 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £269,996.25 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£370
after mortgage, operating costs & tax
Rent in£1,572/mo gross
£1,512/mo collected · £60/mo lost to voids
Where it goes
£1,406Mortgage£475Costs
Outgoings exceed rent — you top up £370/mo
Mortgage£1,406
Costs£475
Management£157
Maintenance£100
Insurance£28
CapEx reserve£79
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£370
Returns
Return before costs on price5.24%
Cash return on cash-3.21%
Gross margin£1,036
Cash needed£138,182
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.03
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 | £18,864 | £5,703 | £16,875 | £0 | £0 | -£3,714 | -£3,714 |
| Year 2 | £19,430 | £5,874 | £16,875 | £0 | £0 | -£3,319 | -£7,033 |
| Year 3 | £20,013 | £6,050 | £16,875 | £0 | £0 | -£2,912 | -£9,945 |
| Year 4 | £20,613 | £6,232 | £16,875 | £0 | £0 | -£2,493 | -£12,439 |
| Year 5 | £21,232 | £6,419 | £16,875 | £0 | £0 | -£2,062 | -£14,501 |
Disposal gain (gross)-£14,251
CGT£0
Net Disposal proceeds£387,527
What we verified
What we verified
41074 ok · 1 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
Conversion approvability
Per-property planning assessment
Likely approvable83% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 83% (446 decisions)
- 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 50 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 cohortNN7 4AP · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Oxford Brookes · 56.2 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 · 2-bath · 931 sqft
£27k–£54k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,517–£12,103
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,241–£19,551
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 history148d on marketno cuts yet
Strategy matrix
Rent it out wins — -£370/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 | 5.24% | -£370 | £138,182 | -10.5% | Low | Feasible |
| Housing-benefit rent | 2.99% | -£977 | £138,182 | -38.1% | Med | Feasible |
| Council lease | 0.00% | -£1,638 | £138,182 | -71.8% | Low | Feasible |
| Refurb & refinance | 5.24% | -£370 | £161,635 | -9.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £407,231 | 6% | Med | Feasible |
| Rent by the room | 5.56% | -£1,549 | £164,182 | -51.9% | — | Feasible |
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
-£60/mo cash flow vs Rent it out if converted to Rent by the room
8.00% Return before costs on price converted vs 5.24% as-is
Room mix (3 lettable rooms)
2× Double @ £587/mo1× Single @ £493/mo
≈ £1,667/mo gross room income
As-is Rent it out
Monthly profit-£333
Return before costs on price5.24%
Cash needed£101,897
If converted to Rent by the room
Monthly profit-£394
Return before costs on price8.00%
Cash needed£117,897
Δ vs Rent it out Monthly profit-£60
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 83% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 83% (446 decisions)
≈0.0% within 50 m vs 10% policy
£52,625–£98,695full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,724–£6,517
- Replumb£2,793–£5,586
- Windows£9,310–£16,758
- Paint + decor£6,517–£12,103
- Flooring£10,241–£19,551
Based on 79 HMO comps within 2.6 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (West Northamptonshire)
≈0.0% within 50 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBrington Primary SchoolPrimary · Community school · NN7 4HX
- GoodFlore Church of England Primary SchoolPrimary · Voluntary controlled school · NN7 4LZ
- GoodHarlestone Primary SchoolPrimary · Community school · NN7 4EN
- GoodHarpole Primary SchoolPrimary · Voluntary controlled school · NN7 4DP
- GoodKislingbury Primary SchoolPrimary · Academy converter · NN7 4AQ
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£18,864
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,439
Exit costs
Projected sale price (5y · 2%/yr growth)£397,464
Capital gain (pre-CGT)£37,469
Sale costs (~2.5%)£9,937
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-£14,501
Rates as of Oct 2024
Acquisition costs
£138,182cash neededPurchase price£359,995
Deposit (25%)£89,999
Stamp duty+5% additional-property surcharge£26,000
Refurb£13,633
Legal + survey£2,150
Mortgage fees£6,400
Total cash neededdeposit + costs (loan covers the rest)£138,182
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Plot 308 - The Rowan
- no customer deposit needed -- 5% deposit from bovis homes worth £17,500!
Floor plans
Listing metazoopla · Bovis Homes - Western Gate
About this listing
148 days · ZooplaPrice history
5-year price trend
Monthly profit
−£370
Cash needed
£138K
Return after costs
-3.21%
IRR
-3.53%
Listed 148d ago
"The Rowan" at Sandy Lane, Northampton NN7
detached · 3 bed · 931 sqft
£359,995
est £1,572 · 5.24% gross
1 / 11
2/100
Marginal
5.56% Rent by the room strategy — market rent unverified, verify locally.
5.24% Return before costs — around the area average for this property type.
Monthly profit −£370/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£360K
Return before costs (best)
5.56%
Rent by the room
Bedrooms
3
— bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
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: £1,546–£1,598/mo · n=32
Financing
DepositYour cash in — the rest is the mortgage25% · £89,999
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£10,225–£19,086 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £269,996.25 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£370
after mortgage, operating costs & tax
Rent in£1,572/mo gross
£1,512/mo collected · £60/mo lost to voids
Where it goes
£1,406Mortgage£475Costs
Outgoings exceed rent — you top up £370/mo
Mortgage£1,406
Costs£475
Management£157
Maintenance£100
Insurance£28
CapEx reserve£79
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£370
Returns
Return before costs on price5.24%
Cash return on cash-3.21%
Gross margin£1,036
Cash needed£138,182
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.03
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 | £18,864 | £5,703 | £16,875 | £0 | £0 | -£3,714 | -£3,714 |
| Year 2 | £19,430 | £5,874 | £16,875 | £0 | £0 | -£3,319 | -£7,033 |
| Year 3 | £20,013 | £6,050 | £16,875 | £0 | £0 | -£2,912 | -£9,945 |
| Year 4 | £20,613 | £6,232 | £16,875 | £0 | £0 | -£2,493 | -£12,439 |
| Year 5 | £21,232 | £6,419 | £16,875 | £0 | £0 | -£2,062 | -£14,501 |
Rent by the room upside
What we verified
4107
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,375
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£14,501
Acquisition costs
25% deposit£89,999
Stamp duty£26,000
Refurb£13,633
Legal + survey£2,150
Mortgage + broker£6,400
Cash needed£138,182
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
Plot 308 - The Rowan
- no customer deposit needed -- 5% deposit from bovis homes worth £17,500!
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice