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Year 5 disposal
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Weak
4.93% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC B — MEES compliant
Why to be cautious
- 2.87% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,499/mo — heavily negative — needs monthly capital injection
- -10.2% 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
−£1K/mo
You top up £1K/mo
Price vs market
Above comparable sales
+44% vs 12 sold
Return · IRR
-10.2%/yr
Loses money over 5 years
Cash to get in
£209K
Deposit + fees + refurb
Price £585KReturn before costs on price · Rent by the room 4.93%5-yr return on cash -40%Rent est. £1,398 (£1,598–£1,223)
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: £1,598–£1,223/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £146,250
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £438,750 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
-£1,499
after mortgage, operating costs & tax
Rent in£1,398/mo gross
£1,344/mo collected · £54/mo lost to voids
Where it goes
£2,377Mortgage£466Costs
Outgoings exceed rent — you top up £1,499/mo
Mortgage£2,377
Costs£466
Management£140
Maintenance£100
Insurance£40
CapEx reserve£70
Voids + council tax£12
Ltd co. accounts£104
Tax—
Shortfall−£1,499
Returns
Return before costs on price2.87%
Cash return on cash-8.61%
Gross margin£878
Cash needed£208,775
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.57
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 | £16,776 | £5,596 | £28,519 | £0 | £0 | -£17,339 | -£17,339 |
| Year 2 | £17,279 | £5,764 | £28,519 | £0 | £0 | -£17,003 | -£34,342 |
| Year 3 | £17,798 | £5,937 | £28,519 | £0 | £0 | -£16,658 | -£51,000 |
| Year 4 | £18,332 | £6,115 | £28,519 | £0 | £0 | -£16,302 | -£67,302 |
| Year 5 | £18,882 | £6,298 | £28,519 | £0 | £0 | -£15,935 | -£83,237 |
Disposal gain (gross)-£8,010
CGT£0
Net Disposal proceeds£629,740
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
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 ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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 cohortNN3 7SF · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Oxford Brookes · 64.1 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 · 3-bath · 925 sqft
£30k–£60k
£ per sqft
building cost only
£33–£65
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£6,475–£12,025
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,175–£19,425
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 history87d on marketno cuts yet
Strategy matrix
Rent it out wins — -£1,499/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 | 2.87% | -£1,499 | £208,775 | -39.9% | Low | Feasible |
| Housing-benefit rent | 2.37% | -£1,774 | £208,775 | -47.2% | Med | Feasible |
| Council lease | 2.37% | -£1,522 | £208,775 | -42.2% | Low | Feasible |
| Refurb & refinance | 2.87% | -£1,499 | £238,565 | -34.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £638,290 | 9% | Med | Feasible |
| Rent by the room | 4.93% | -£2,523 | £242,775 | -57.6% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Northampton · cap £1,157/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Northampton
- LHA monthly cap:
- £1,157
- Scheme type:
- leasing
- Premium:
- +0% 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
+£81/mo cash flow vs Rent it out if converted to Rent by the room
4.92% Return before costs on price converted vs 2.87% as-is
Room mix (4 lettable rooms)
2× Double @ £606/mo1× Single @ £498/mo1× En-suite @ £693/mo
≈ £2,404/mo gross room income
As-is Rent it out
Monthly profit-£1,354
Return before costs on price2.87%
Cash needed£158,148
If converted to Rent by the room
Monthly profit-£1,272
Return before costs on price4.92%
Cash needed£174,148
Δ vs Rent it out Monthly profit+£81
Show conversion detail
Conversion cost estimate
£22,000
Range: £16,000 – £30,000
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
£58,115–£108,755full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£3,700–£6,475
- Replumb£2,775–£5,550
- Windows£9,250–£16,650
- Paint + decor£6,475–£12,025
- Flooring£10,175–£19,425
Based on 925 HMO comps within 4.3 km
Comparables
sold within 0.5 miWide · CV 22.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 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
- GoodMoulton School and Science CollegeSecondary · Academy converter · NN3 7SD
- Not ratedMoulton College16 plus · Further education · NN3 7RR
- Not ratedKings Meadow SchoolNot applicable · Academy special converter · NN3 7AR
- Not ratedMoulton Primary SchoolPrimary · Foundation school · NN3 7SW
- Not ratedNorthampton SchoolSecondary · Free schools · NN3 7TR
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£16,776
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£17,984
Exit costs
Projected sale price (5y · 2%/yr growth)£645,887
Capital gain (pre-CGT)£60,887
Sale costs (~2.5%)£16,147
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-£83,237
Rates as of Oct 2024
Acquisition costs
£208,775cash neededPurchase price£585,000
Deposit (25%)£146,250
Stamp duty+5% additional-property surcharge£48,500
Refurb£1,350
Legal + survey£2,900
Mortgage fees£9,775
Total cash neededdeposit + costs (loan covers the rest)£208,775
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A stunning example of The Westbury by highly regarded housebuilder Messrs Avant Homes, this exceptional detached family home offers spacious contemporary living, beautifully positioned on the edge of the ever-popular village of Moulton, Northampton. Offered to the market with no onward chain, the property provides an excellent opportunity for buyers seeking a straightforward move.
The property is entered via a welcoming entrance hall with stairs rising to the first floor. A…
Floor plans
Nearby active comparables7 rentals
Comparable rentals
NN3 · same beds + typeMedian nearby: £1,695/mo · 6 of 7 already let+£297 vs our est
- Strelley Avenue, Northampton, Northam…Let4b£1,500/moMay 2026
- East Priors Court, Northampton, NN3Let4b£1,695/moMay 2026
- East Priors Court, Northampton, NN3Let4b£1,695/moMay 2026
- Lingswood Park, NorthamptonLet4b£1,600/moMay 2026
- Abington Park Crescent, Abington, NN3Let4b£1,800/moMay 2026
- Kettering Road North, Northampton, NN…4b£1,700/moMay 2026
- Kettering Road North, Northampton NN3Let4b£1,700/moMay 2026
Other deals nearby
NN3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Jon & Co
About this listing
87 days · ZooplaPrice history
5-year price trend
Monthly profit
−£1,499
Cash needed
£209K
Return after costs
-8.61%
IRR
-10.15%
Listed 87d ago
Forester Road, Moulton, Northampton NN3
detached · 4 bed · 3 bath · 925 sqft
£585,000
est £1,398 · 2.87% gross
EPC B
1 / 25
0/100
Marginal
4.93% Rent by the room strategy — market rent unverified, verify locally.
2.87% Return before costs — around the area average for this property type.
Monthly profit −£1,499/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£585K
44% above sold comps
Return before costs (best)
4.93%
Rent by the room
Bedrooms
4
3 bath
Energy rating
B
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: £1,598–£1,223/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £146,250
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £438,750 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
-£1,499
after mortgage, operating costs & tax
Rent in£1,398/mo gross
£1,344/mo collected · £54/mo lost to voids
Where it goes
£2,377Mortgage£466Costs
Outgoings exceed rent — you top up £1,499/mo
Mortgage£2,377
Costs£466
Management£140
Maintenance£100
Insurance£40
CapEx reserve£70
Voids + council tax£12
Ltd co. accounts£104
Tax—
Shortfall−£1,499
Returns
Return before costs on price2.87%
Cash return on cash-8.61%
Gross margin£878
Cash needed£208,775
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.57
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Northampton · cap £1,157/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Northampton
- LHA monthly cap:
- £1,157
- Scheme type:
- leasing
- Premium:
- +0% 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 | £16,776 | £5,596 | £28,519 | £0 | £0 | -£17,339 | -£17,339 |
| Year 2 | £17,279 | £5,764 | £28,519 | £0 | £0 | -£17,003 | -£34,342 |
| Year 3 | £17,798 | £5,937 | £28,519 | £0 | £0 | -£16,658 | -£51,000 |
| Year 4 | £18,332 | £6,115 | £28,519 | £0 | £0 | -£16,302 | -£67,302 |
| Year 5 | £18,882 | £6,298 | £28,519 | £0 | £0 | -£15,935 | -£83,237 |
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 ratingB
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 22.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,704
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£83,237
Acquisition costs
25% deposit£146,250
Stamp duty£48,500
Refurb£1,350
Legal + survey£2,900
Mortgage + broker£9,775
Cash needed£208,775
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
A stunning example of The Westbury by highly regarded housebuilder Messrs Avant Homes, this exceptional detached family home offers spacious contemporary living, beautifully positioned on the edge of the ever-popular village of Moulton, Northampton. Offered to the market with no onward chain, the property provides an excellent opportunity for buyers seeking a straightforward move.
The property is entered via a welcoming entrance hall with stairs rising to the first floor. A…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice