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Year 5 disposal
⊞ View all 10
1/ 100
Weak
5.58% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£454/mo — significantly negative — real recurring drain
- -4.1% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£454/mo
You top up £454/mo
Price vs market
Above comparable sales
+15% vs 12 sold
Return · IRR
-4.1%/yr
Loses money over 5 years
Cash to get in
£147K
Deposit + fees + refurb
Price £380KReturn before costs on price · Rent by the room 5.58%5-yr return on cash -13%Rent est. £1,610 (£1,545–£1,678)
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: £1,545–£1,678/mo · n=32
Financing
DepositYour cash in — the rest is the mortgage25% · £95,000
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 (£11,473–£21,416 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £285,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£454
after mortgage, operating costs & tax
Rent in£1,610/mo gross
£1,548/mo collected · £62/mo lost to voids
Where it goes
£1,544Mortgage£458Costs
Outgoings exceed rent — you top up £454/mo
Mortgage£1,544
Costs£458
Management£161
Maintenance£67
Insurance£28
CapEx reserve£81
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£10
Tax—
Shortfall−£454
Returns
Return before costs on price5.08%
Cash return on cash-3.70%
Gross margin£1,090
Cash needed£147,147
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.00
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 | £19,320 | £5,499 | £18,525 | £0 | £0 | -£4,703 | -£4,703 |
| Year 2 | £19,900 | £5,663 | £18,525 | £0 | £0 | -£4,289 | -£8,992 |
| Year 3 | £20,497 | £5,833 | £18,525 | £0 | £0 | -£3,862 | -£12,854 |
| Year 4 | £21,111 | £6,008 | £18,525 | £0 | £0 | -£3,422 | -£16,276 |
| Year 5 | £21,745 | £6,189 | £18,525 | £0 | £0 | -£2,969 | -£19,245 |
Disposal gain (gross)-£16,385
CGT£0
Net Disposal proceeds£409,062
What we verified
What we verified
60066 ok · 0 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
⚠️ Selective Licensing in scope
Selective scheme — Town Centre + Park Town areas only
Rates as of May 2026
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortLU3 1JJ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University College London · 45.9 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 · 1065 sqft
£30k–£58k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£7,455–£13,845
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,715–£22,365
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 history127d on marketno cuts yet
Strategy matrix
Council lease wins — -£223/mo · £220/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.08% | -£454 | £147,147 | -13.1% | Low | Feasible |
| Housing-benefit rent | 3.46% | -£939 | £147,147 | -33.1% | Med | Feasible |
| ⭐ Council lease | 5.08% | -£223 | £147,147 | -5.8% | Low | Feasible |
| Refurb & refinance | 5.08% | -£444 | £172,266 | -10.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £431,566 | 5% | Med | Feasible |
| Rent by the room | 5.87% | -£1,641 | £173,147 | -51.7% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Luton · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Luton
- LHA monthly cap:
- £1,097
- Scheme type:
- leasing
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
Rent by the room conversion upside
-£91/mo cash flow vs Rent it out if converted to Rent by the room
7.58% Return before costs on price converted vs 5.08% as-is
Room mix (3 lettable rooms)
1× Double @ £641/mo1× Single @ £498/mo1× En-suite @ £720/mo
≈ £1,859/mo gross room income
As-is Rent it out
Monthly profit-£381
Return before costs on price5.08%
Cash needed£106,898
If converted to Rent by the room
Monthly profit-£472
Return before costs on price7.58%
Cash needed£122,898
Δ vs Rent it out Monthly profit-£91
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£57,315–£107,405full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£4,260–£7,455
- Replumb£3,195–£6,390
- Windows£10,650–£19,170
- Paint + decor£7,455–£13,845
- Flooring£11,715–£22,365
Based on 1601 HMO comps within 1.2 km
Comparables
sold within 0.5 miWide · CV 28.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodRiver Bank Primary SchoolPrimary · Free schools · LU3 1ES
- Not ratedActive Support Education CentreNot applicable · Other independent special school · LU3 1RJ
- Not ratedJamiatul Uloom Al - IslamiaNot applicable · Other independent school · LU3 1RF
- Not ratedDenbigh Primary SchoolPrimary · Community school · LU3 1NS
- Not ratedWilliam Austin Junior SchoolPrimary · Community school · LU3 1UA
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£19,320
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,447
Exit costs
Projected sale price (5y · 2%/yr growth)£419,551
Capital gain (pre-CGT)£39,551
Sale costs (~2.5%)£10,489
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-£19,245
Rates as of Oct 2024
Acquisition costs
£147,147cash neededPurchase price£380,000
Deposit (25%)£95,000
Stamp duty+5% additional-property surcharge£28,000
Refurb£15,297
Legal + survey£2,150
Mortgage fees£6,700
Total cash neededdeposit + costs (loan covers the rest)£147,147
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
extended semi with additional versatile annexe L&D estate agents welcome you to this well presented three bedroom extended semi detached home offering a perfect blend of modern living and comfortable family space. Nestled in a desirable neighbourhood, this property offers an ideal setting for both relaxation and entertaining. Upon entering, you are greeted by an entrance hallway that sets the tone for the rest of the home. The ground floor WC provides convenience for guests a…
Floor plans
Nearby active comparables11 rentals
Comparable rentals
LU3 · same beds + typeMedian nearby: £1,600/mo · 8 of 11 already let-£10 vs our est
- East Hill, Luton, LU3 2EXLet3b£1,500/moMay 2026
- Rockfield Drive, Luton, LU3Let3b£1,900/moMay 2026
- East Hill, Luton, LU3 2EXLet3b£1,500/moMay 2026
- Cheviot Road, Luton, Beds3b£1,600/moMay 2026
- Fourth Avenue, Luton, LU3Let3b£1,600/moMay 2026
- Icknield Way, Luton, LU33b£1,550/moMay 2026
- Harlestone Close, Barton Hills, Luton…3b£1,550/moMay 2026
- Wodecroft Road Luton, LU3Let3b£1,650/moMay 2026
- Grampian Way, LutonLet3b£1,800/moDec 2025
- Fourth Avenue, Luton, LU3Let3b£1,600/moMay 2026
- East Hill, Luton, LU3 2EXLet3b£1,600/moMay 2026
Other deals nearby
LU3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · L&D Estate Agents
About this listing
127 days · ZooplaPrice history
5-year price trend
Monthly profit
−£454
Cash needed
£147K
Return after costs
-3.70%
IRR
-4.07%
Listed 127d ago
Holland Road, Biscot, Luton, Bedfordshire LU3
semi-detached · 3 bed · 2 bath · 1,065 sqft
£380,000
est £1,610 · 5.08% gross
EPC C
1 / 10
1/100
Marginal
5.58% Rent by the room strategy — market rent unverified, verify locally.
5.08% Return before costs — around the area average for this property type.
Monthly profit −£454/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£380K
15% above sold comps
Return before costs (best)
5.58%
Rent by the room
Bedrooms
3
2 bath
Energy rating
C
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: £1,545–£1,678/mo · n=32
Financing
DepositYour cash in — the rest is the mortgage25% · £95,000
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 (£11,473–£21,416 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £285,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£454
after mortgage, operating costs & tax
Rent in£1,610/mo gross
£1,548/mo collected · £62/mo lost to voids
Where it goes
£1,544Mortgage£458Costs
Outgoings exceed rent — you top up £454/mo
Mortgage£1,544
Costs£458
Management£161
Maintenance£67
Insurance£28
CapEx reserve£81
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£10
Tax—
Shortfall−£454
Returns
Return before costs on price5.08%
Cash return on cash-3.70%
Gross margin£1,090
Cash needed£147,147
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Luton · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Luton
- LHA monthly cap:
- £1,097
- Scheme type:
- leasing
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £19,320 | £5,499 | £18,525 | £0 | £0 | -£4,703 | -£4,703 |
| Year 2 | £19,900 | £5,663 | £18,525 | £0 | £0 | -£4,289 | -£8,992 |
| Year 3 | £20,497 | £5,833 | £18,525 | £0 | £0 | -£3,862 | -£12,854 |
| Year 4 | £21,111 | £6,008 | £18,525 | £0 | £0 | -£3,422 | -£16,276 |
| Year 5 | £21,745 | £6,189 | £18,525 | £0 | £0 | -£2,969 | -£19,245 |
Rent by the room upside
What we verified
6006
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▾
EPCEnergy efficiency ratingC
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 28.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,705
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£19,245
Acquisition costs
25% deposit£95,000
Stamp duty£28,000
Refurb£15,297
Legal + survey£2,150
Mortgage + broker£6,700
Cash needed£147,147
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
extended semi with additional versatile annexe L&D estate agents welcome you to this well presented three bedroom extended semi detached home offering a perfect blend of modern living and comfortable family space. Nestled in a desirable neighbourhood, this property offers an ideal setting for both relaxation and entertaining. Upon entering, you are greeted by an entrance hallway that sets the tone for the rest of the home. The ground floor WC provides convenience for guests a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice