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Year 5 disposal
BMV -46%
⊞ View all 14
84/ 100
Strong
10.44% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.86% return before costs — above-market
- 10.4% Rent by the room return before costs (net 5.54% after CapEx + bills) — conversion play
- Priced below market -46% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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).
- Tenure not stated — confirm freehold/leasehold and any lease term before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£11/mo
Barely breaks even each month
Price vs market
Below market value
-46% vs 12 sold · interior unseen
Return · IRR
0.7%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £200KCash to buy £83KReturn before costs on price · Rent by the room 10.44%5-yr return on cash 7%Rent est. £1,310 (£1,092–£1,572)
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: £1,092–£1,572/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £150,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£11
after mortgage, operating costs & tax
Rent in£1,310/mo gross
£1,260/mo collected · £50/mo lost to voids
Where it goes
£813Mortgage£434Costs
£11/mo left as profit · 1% of rent kept
Mortgage£813
Costs£434
Management£131
Maintenance£100
Insurance£28
CapEx reserve£66
Voids + council tax£5
Ltd co. accounts£104
Tax£3
Profit+£11
Returns
Return before costs on price7.86%
Cash return on cash0.16%
Gross margin£826
Cash needed£83,190
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.55
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £15,720 | £5,203 | £9,750 | £0 | £146 | £622 | £622 |
| Year 2 | £16,192 | £5,359 | £9,750 | £0 | £206 | £877 | £1,499 |
| Year 3 | £16,677 | £5,519 | £9,750 | £0 | £268 | £1,140 | £2,639 |
| Year 4 | £17,178 | £5,685 | £9,750 | £0 | £331 | £1,412 | £4,050 |
| Year 5 | £17,693 | £5,855 | £9,750 | £0 | £397 | £1,691 | £5,741 |
Disposal gain (gross)-£13,894
CGT£0
Net Disposal proceeds£215,296
What we verified
What we verified
30093 ok · 0 caution · 0 fail · 9 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 constraintsCADW 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
Wales uses a separate schools register — GIAS (the source we use for England) doesn't cover it.
Investor
Tenant profileFamily let
Tenant profilelikely cohortNP10 8RR · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Cardiff University · 12.6 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 · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history86d on marketno cuts yet
Strategy matrix
Council lease wins — +£162/mo · £151/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 | 7.86% | +£11 | £83,190 | 6.9% | Low | Feasible |
| Housing-benefit rent | 3.89% | -£566 | £83,190 | -35.9% | Med | Feasible |
| ⭐ Council lease | 7.86% | +£162 | £83,190 | 15.3% | Low | Feasible |
| Refurb & refinance | 7.86% | +£11 | £99,906 | 5.7% | Med | Feasible |
| Short-stay let / Airbnb | 8.93% | -£213 | £83,190 | -12.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£232 | £235,906 | 2% | Med | Feasible |
| Rent by the room | 10.44% | -£952 | £113,190 | -43.3% | — | Feasible |
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Newport · cap £648/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Newport
- LHA monthly cap:
- £648
- Scheme type:
- leasing
- Premium:
- +900% 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
Local lettings demandby strategyLive area data
Short-stay let27% occupancy
£182/night ADR
Based on 15 short-let comps nearby
Rent by the room conversion upside
+£124/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 7.86% as-is
🔓 +2 bedrooms potential
medium confidenceUnlocks ~£13,920/yr extra rent
3 → 5 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 6 habitable rooms (3 beds + 3 reception(s)); convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms; sized to Newport adopted standard (6.51/11 m²; Newport CC HMO Property Standards (Aug 2025)); adds ~£1,160/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); HMO licence: mandatory in Wales only for 3-storey 5+ person HMOs; additional-licensing schemes are common — confirm with the council. Rent Smart Wales registration required; Wales: planning permission required for HMO change of use (no C3→C4 permitted development)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 5 bed HMO+2 singles
Wales: planning required for HMO use
Sized to Newport'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 (3 lettable rooms)
3× Double @ £580/mo
≈ £1,740/mo gross room income
As-is Rent it out
Monthly profit+£64
Return before costs on price7.86%
Cash needed£61,898
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,898
Δ vs Rent it out Monthly profit+£124
+2 rooms (5 total)
Monthly profit+£480
Return before costs on price17.40%
Cash needed£97,898
Extra rent+£1,160/mo
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£51,630–£95,330full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£7,920–£13,860
- Flooring£11,880–£21,780
Based on 5 HMO comps within 5.7 km
Comparables
sold within 0.5 miWide · CV 18.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score10 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- Not ratedBassaleg SchoolNot applicable · Welsh establishment · NP10 8NF
- Not ratedGreenfields SchoolNot applicable · Welsh establishment · NP10 8AT
- Not ratedPentrepoeth C.P. SchoolNot applicable · Welsh establishment · NP10 8JN
- Not ratedSt Joseph's R.C.High SchoolNot applicable · Welsh establishment · NP10 8XH
- Not ratedThe John Frost SchoolNot applicable · Welsh establishment · NP10 8YD
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£15,720
Section 24 credit£0
Annual tax due£146
Post-tax Monthly profit annual£17
Exit costs
Projected sale price (5y · 2%/yr growth)£220,816
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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£5,741
Rates as of Oct 2024
Acquisition costs
£83,190cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+4% higher-rate surcharge£10,700
Refurb£16,790
Legal + survey£1,700
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£83,190
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
An incredibly rare opportunity to purchase a barn with full planning permission in this exceptionally sought after, semi-rural location between Pentrepoeth Road and Rhiwderin. Adjoining open fields, there is potential to create an incredible three bedroom property with attractive gardens and off road parking. See photos for more details.
Floor plans
Listing metazoopla · Crook and Blight
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
+£11
Cash needed
£83K
Return after costs
0.16%
IRR
0.66%
Listed 86d ago
Coc-Y-North Lane, Bassaleg NP10
detached · 3 bed · 1 bath
£200,000
est £1,310 · 7.86% gross
Priced below market
1 / 14
84/100
Strong
10.44% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -46% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.86% Return before costs — above-market
10.4% Rent by the room Return before costs — conversion play
Price
£200K
46% below sold comps
Return before costs (best)
10.44%
Rent by the room
Bedrooms
3
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: £1,092–£1,572/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £150,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£11
after mortgage, operating costs & tax
Rent in£1,310/mo gross
£1,260/mo collected · £50/mo lost to voids
Where it goes
£813Mortgage£434Costs
£11/mo left as profit · 1% of rent kept
Mortgage£813
Costs£434
Management£131
Maintenance£100
Insurance£28
CapEx reserve£66
Voids + council tax£5
Ltd co. accounts£104
Tax£3
Profit+£11
Returns
Return before costs on price7.86%
Cash return on cash0.16%
Gross margin£826
Cash needed£83,190
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.55
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Newport · cap £648/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Newport
- LHA monthly cap:
- £648
- Scheme type:
- leasing
- Premium:
- +900% 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 | £15,720 | £5,203 | £9,750 | £0 | £146 | £622 | £622 |
| Year 2 | £16,192 | £5,359 | £9,750 | £0 | £206 | £877 | £1,499 |
| Year 3 | £16,677 | £5,519 | £9,750 | £0 | £268 | £1,140 | £2,639 |
| Year 4 | £17,178 | £5,685 | £9,750 | £0 | £331 | £1,412 | £4,050 |
| Year 5 | £17,693 | £5,855 | £9,750 | £0 | £397 | £1,691 | £5,741 |
Rent by the room upside
What we verified
4008
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeUnknown
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 miWide · CV 18.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£31
CGT yr 5£0 · company level
5y net total£5,741
Acquisition costs
25% deposit£50,000
Stamp duty£10,700
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£4,000
Cash needed£83,190
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
An incredibly rare opportunity to purchase a barn with full planning permission in this exceptionally sought after, semi-rural location between Pentrepoeth Road and Rhiwderin. Adjoining open fields, there is potential to create an incredible three bedroom property with attractive gardens and off road parking. See photos for more details.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice