Skip to main contenthow this is calculated →
Year 5 disposal
BMV -18%
⊞ View all 24
14/ 100
Weak
5.64% return before costs — verify the rent + comps locally.
Why it works
- Priced below market -18% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£243/mo — significantly negative — real recurring drain
- -3.0% 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
−£243/mo
You top up £243/mo
Price vs market
Below market value
-18% vs 12 sold · interior unseen
Return · IRR
-3.0%/yr
Loses money over 5 years
Cash left in
£57K
Stays in after refinancing at value
Price £190KCash to buy £89KReturn before costs on price 5.64%5-yr return on cash -12%Rent est. £893 (£798–£999)
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: £798–£999/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£18,553–£34,632 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£243
after mortgage, operating costs & tax
Rent in£893/mo gross
£859/mo collected · £34/mo lost to voids
Where it goes
£772Mortgage£330Costs
Outgoings exceed rent — you top up £243/mo
Mortgage£772
Costs£330
Management£89
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£243
Returns
Return before costs on price5.64%
Cash return on cash-3.29%
Gross margin£529
Cash needed£88,587
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.11
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 | £10,716 | £3,960 | £9,263 | £0 | £0 | -£2,506 | -£2,506 |
| Year 2 | £11,037 | £4,079 | £9,263 | £0 | £0 | -£2,304 | -£4,810 |
| Year 3 | £11,369 | £4,201 | £9,263 | £0 | £0 | -£2,095 | -£6,905 |
| Year 4 | £11,710 | £4,327 | £9,263 | £0 | £0 | -£1,880 | -£8,785 |
| Year 5 | £12,061 | £4,457 | £9,263 | £0 | £0 | -£1,658 | -£10,443 |
Disposal gain (gross)-£22,706
CGT£0
Net Disposal proceeds£204,531
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 profileMixed demand
Tenant profilelikely cohortDE21 7DH · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Nottingham · 13.2 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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
2-bed · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history127d on marketno cuts yet
Strategy matrix
Council lease wins — -£115/mo · £129/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 | 5.64% | -£243 | £88,587 | -11.8% | Low | Feasible |
| Housing-benefit rent | 3.75% | -£526 | £88,587 | -31.3% | Med | Feasible |
| ⭐ Council lease | 5.64% | -£115 | £88,587 | -5.0% | Low | Feasible |
| Refurb & refinance | 5.64% | -£243 | £107,982 | -9.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £237,132 | -3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +800% 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
+£440/mo cash flow vs Rent it out if converted to Rent by the room
15.16% Return before costs on price converted vs 5.64% as-is
🔓 +1 bedroom potential
medium confidence2 → 3 lettable rooms
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 4 habitable rooms (2 beds + 2 reception(s)) in 98 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 lettable rooms (0 double, 1 single); sized to Derby adopted standard (8/12 m²; Amenities and Space Standards for Houses in Multiple Occupation, Derby City Council (revised June 2026); own bedroom sizes formally adopted 25 Aug 2021); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
2 → 3 bed HMO+1 single
Sized to Derby'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.
As-is Rent it out
Monthly profit-£220
Return before costs on price5.64%
Cash needed£59,398
If converted to Rent by the room
Monthly profit+£219
Return before costs on price15.16%
Cash needed£75,398
Δ vs Rent it out Monthly profit+£440
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miWide · CV 16.0%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
- GoodAsterdale Primary SchoolPrimary · Academy converter · DE21 7PH
- GoodBorrow Wood Primary SchoolPrimary · Academy converter · DE21 7QW
- GoodSt Werburgh's CofE Primary SchoolPrimary · Academy converter · DE21 7LL
- Not ratedSpringfield Primary SchoolPrimary · Academy converter · DE21 7AB
- Not ratedWest Park SchoolSecondary · Academy converter · DE21 7BT
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£10,716
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,919
Exit costs
Projected sale price (5y · 2%/yr growth)£209,775
Capital gain (pre-CGT)£19,775
Sale costs (~2.5%)£5,244
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-£10,443
Rates as of Oct 2024
Acquisition costs
£88,587cash neededPurchase price£190,000
Deposit (25%)£47,500
Stamp duty+5% additional-property surcharge£10,800
Refurb£24,737
Legal + survey£1,700
Mortgage fees£3,850
Total cash neededdeposit + costs (loan covers the rest)£88,587
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary Hall & Benson are delighted to bring to market this two-bedroom semi-detached home offering generous living space, a large rear garden and off street parking, ideal for buyers seeking a property with scope to modernise in the popular village of Spondon. No Upward Chain! Description Situated on a well-established residential road in Spondon, this traditional two-bedroom semi-detached property presents an excellent opportunity for owner-occupiers and investors alike. Th…
Floor plans
Listing metazoopla · Hall & Benson - Spondon
About this listing
127 days · ZooplaPrice history
5-year price trend
Monthly profit
−£243
Cash needed
£89K
Return after costs
-3.29%
IRR
-2.95%
Listed 127d ago
Dale Road, Spondon, Derby DE21
semi-detached · 2 bed · 1 bath
£190,000
est £893 · 5.64% gross
Priced below market
1 / 21
14/100
Marginal
5.64% — verify the rent + comps locally.
Priced below market -18% vs 12 nearby sold (last 12 mo)
Price
£190K
18% below sold comps
Return before costs
5.64%
est rent £893/monot enough comparablesRange £798–£999/mo (Q1–Q3)
Bedrooms
2
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: £798–£999/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£18,553–£34,632 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£243
after mortgage, operating costs & tax
Rent in£893/mo gross
£859/mo collected · £34/mo lost to voids
Where it goes
£772Mortgage£330Costs
Outgoings exceed rent — you top up £243/mo
Mortgage£772
Costs£330
Management£89
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£243
Returns
Return before costs on price5.64%
Cash return on cash-3.29%
Gross margin£529
Cash needed£88,587
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.11
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +800% 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 | £10,716 | £3,960 | £9,263 | £0 | £0 | -£2,506 | -£2,506 |
| Year 2 | £11,037 | £4,079 | £9,263 | £0 | £0 | -£2,304 | -£4,810 |
| Year 3 | £11,369 | £4,201 | £9,263 | £0 | £0 | -£2,095 | -£6,905 |
| Year 4 | £11,710 | £4,327 | £9,263 | £0 | £0 | -£1,880 | -£8,785 |
| Year 5 | £12,061 | £4,457 | £9,263 | £0 | £0 | -£1,658 | -£10,443 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 16.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,853
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,443
Acquisition costs
25% deposit£47,500
Stamp duty£10,800
Refurb£24,737
Legal + survey£1,700
Mortgage + broker£3,850
Cash needed£88,587
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 Hall & Benson are delighted to bring to market this two-bedroom semi-detached home offering generous living space, a large rear garden and off street parking, ideal for buyers seeking a property with scope to modernise in the popular village of Spondon. No Upward Chain! Description Situated on a well-established residential road in Spondon, this traditional two-bedroom semi-detached property presents an excellent opportunity for owner-occupiers and investors alike. Th…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice