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Year 5 disposal
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8/ 100
Weak
6.90% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£314/mo — significantly negative — real recurring drain
- -2.7% 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.
- 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
−£314/mo
You top up £314/mo
Price
£450K
No local sold comps to compare
Return · IRR
-2.7%/yr
Loses money over 5 years
Cash to get in
£171K
Deposit + fees + refurb
Return before costs on price · Rent by the room 6.90%5-yr return on cash -5%Rent est. £2,177 (£1,832–£2,587)
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: £1,832–£2,587/mo · n=24
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£10,067–£18,791 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 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
-£314
after mortgage, operating costs & tax
Rent in£2,177/mo gross
£2,093/mo collected · £84/mo lost to voids
Where it goes
£1,828Mortgage£580Costs
Outgoings exceed rent — you top up £314/mo
Mortgage£1,828
Costs£580
Management£218
Maintenance£100
Insurance£40
CapEx reserve£109
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£314
Returns
Return before costs on price5.81%
Cash return on cash-2.21%
Gross margin£1,514
Cash needed£170,822
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.15
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 | £26,124 | £6,956 | £21,938 | £0 | £0 | -£2,769 | -£2,769 |
| Year 2 | £26,908 | £7,164 | £21,938 | £0 | £0 | -£2,194 | -£4,963 |
| Year 3 | £27,715 | £7,379 | £21,938 | £0 | £0 | -£1,602 | -£6,565 |
| Year 4 | £28,546 | £7,601 | £21,938 | £0 | £0 | -£992 | -£7,557 |
| Year 5 | £29,403 | £7,829 | £21,938 | £0 | £0 | -£363 | -£7,920 |
Disposal gain (gross)-£16,157
CGT£0
Net Disposal proceeds£484,415
What we verified
What we verified
50075 ok · 0 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
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 cohortBS32 8AT · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
UWE Bristol · 2.9 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 · 1-bath · 914 sqft
£24k–£46k
£ per sqft
building cost only
£26–£51
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,398–£11,882
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,054–£19,194
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 history139d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£305/mo · £576/mo ahead of Short-stay let / Airbnb (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.81% | -£314 | £170,822 | -4.6% | Low | Feasible |
| Housing-benefit rent | 4.92% | -£701 | £170,822 | -16.9% | Med | Feasible |
| Council lease | 4.92% | -£320 | £170,822 | -7.9% | Low | Feasible |
| Refurb & refinance | 5.81% | -£314 | £198,691 | -4.0% | Med | Feasible |
| Short-stay let / Airbnb | 8.62% | -£271 | £170,822 | -5.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £505,941 | 6% | Med | Feasible |
| ⭐ Rent by the room | 4.33% * | +£305 | £175,436 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Short-let (SA) context352 active short-lets nearby
Short-let market context
- 352 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bristol · cap £1,845/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bristol
- LHA monthly cap:
- £1,845
- Scheme type:
- other
- 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
£130/night ADR
Based on 52 short-let comps nearby
Rent by the room conversion upside
-£551/mo cash flow vs Rent it out if converted to Rent by the room
6.40% Return before costs on price converted vs 5.81% as-is
£450k → 5-bed HMO @ ~£641/room: £3,220 pcm gross, ~£1,852 pcm net (4.3% net on £513k all-in incl. ~£25k works); GDV ~£287k → refinance releases ~£-122k (~£298k left in)
medium confidence
Unlocks ~£8,193/yr extra rent
4 → 5 lettable rooms · ~4.9% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 6 habitable rooms (4 beds + 2 reception(s)) in 100 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (1 double, 0 single) (incl. the garage — convertible to a bedroom or the communal area); sized to South Gloucestershire adopted standard (6.51/10.22 m²; South Gloucestershire Council's Room Size and Amenity Standards for Licensable HMOs under Part 2 Housing Act 2004 (November 2018)); adds ~£683/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 5 bed HMO+1 double4.33% net on cost2.09% cash-on-cashuplift 5.81% → 4.92%
💷 Refinance could release ~-£122,463
HMO licence
Sized to South Gloucestershire's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (4 lettable rooms)
2× Double @ £698/mo1× Single @ £554/mo1× En-suite @ £782/mo
≈ £2,732/mo gross room income
As-is Rent it out
Monthly profit-£194
Return before costs on price5.81%
Cash needed£124,398
If converted to Rent by the room
Monthly profit-£745
Return before costs on price6.40%
Cash needed£140,398
Δ vs Rent it out Monthly profit-£551
+1 room (5 total)
Monthly profit-£12
Return before costs on price9.10%
Cash needed£150,398
Extra rent+£683/mo
Show conversion detail
Conversion cost estimate
£36,000
Range: £28,800 – £45,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£51,636–£98,541full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- Rewire£3,656–£7,312
- Replumb£2,742–£6,398
- Windows£9,140–£17,366
- Paint + decor£8,226–£14,624
- Flooring£11,882–£21,936
Based on 2567 HMO comps within 3.1 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
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodMeadowbrook Primary SchoolPrimary · Academy sponsor led · BS32 8TA
- Not ratedBailey's Court Primary SchoolPrimary · Community school · BS32 8AZ
- Not ratedSt Mary's Catholic Primary SchoolPrimary · Voluntary aided school · BS32 8EJ
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£26,124
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,774
Exit costs
Projected sale price (5y · 2%/yr growth)£496,836
Capital gain (pre-CGT)£46,836
Sale costs (~2.5%)£12,421
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-£7,920
Rates as of Oct 2024
Acquisition costs
£170,822cash neededPurchase price£450,000
Deposit (25%)£112,500
Stamp duty+5% additional-property surcharge£35,000
Refurb£13,422
Legal + survey£2,150
Mortgage fees£7,750
Total cash neededdeposit + costs (loan covers the rest)£170,822
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary A spacious and well-presented south facing four-bedroom detached family home offering bright, versatile living throughout. Extending to approximately 1,071 sq.ft., the property features a generous living room, modern kitchen/dining area, integral garage, downstairs WC, and four well-sized bedrooms. Description Spacious Four-Bedroom Family Home with Garage and En-Suite, Situated in a Quiet Cul-de-sac Location. An excellent opportunity to acquire this well-designed and…
Floor plans
Listing metazoopla · Connells - Emersons Green
About this listing
139 days · ZooplaPrice history
5-year price trend
Monthly profit
−£314
Cash needed
£171K
Return after costs
-2.21%
IRR
-2.66%
Listed 139d ago
Little Meadow, Bradley Stoke, Bristol BS32
detached · 4 bed · 1 bath · 914 sqft
£450,000
est £2,177 · 5.81% gross
1 / 20
8/100
Marginal
6.90% Rent by the room strategy — market rent unverified, verify locally.
5.81% Return before costs — around the area average for this property type.
Monthly profit −£314/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£450K
Return before costs (best)
6.90%
Rent by the room
Bedrooms
4
1 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: £1,832–£2,587/mo · n=24
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£10,067–£18,791 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 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
-£314
after mortgage, operating costs & tax
Rent in£2,177/mo gross
£2,093/mo collected · £84/mo lost to voids
Where it goes
£1,828Mortgage£580Costs
Outgoings exceed rent — you top up £314/mo
Mortgage£1,828
Costs£580
Management£218
Maintenance£100
Insurance£40
CapEx reserve£109
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£314
Returns
Return before costs on price5.81%
Cash return on cash-2.21%
Gross margin£1,514
Cash needed£170,822
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.15
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context352 active short-lets nearby
Short-let market context
- 352 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bristol · cap £1,845/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bristol
- LHA monthly cap:
- £1,845
- Scheme type:
- other
- 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 | £26,124 | £6,956 | £21,938 | £0 | £0 | -£2,769 | -£2,769 |
| Year 2 | £26,908 | £7,164 | £21,938 | £0 | £0 | -£2,194 | -£4,963 |
| Year 3 | £27,715 | £7,379 | £21,938 | £0 | £0 | -£1,602 | -£6,565 |
| Year 4 | £28,546 | £7,601 | £21,938 | £0 | £0 | -£992 | -£7,557 |
| Year 5 | £29,403 | £7,829 | £21,938 | £0 | £0 | -£363 | -£7,920 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,388
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,920
Acquisition costs
25% deposit£112,500
Stamp duty£35,000
Refurb£13,422
Legal + survey£2,150
Mortgage + broker£7,750
Cash needed£170,822
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
Summary A spacious and well-presented south facing four-bedroom detached family home offering bright, versatile living throughout. Extending to approximately 1,071 sq.ft., the property features a generous living room, modern kitchen/dining area, integral garage, downstairs WC, and four well-sized bedrooms. Description Spacious Four-Bedroom Family Home with Garage and En-Suite, Situated in a Quiet Cul-de-sac Location. An excellent opportunity to acquire this well-designed and…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice