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Year 5 disposal
⊞ View all 9
10/ 100
Weak
7.30% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£209/mo — significantly negative — real recurring drain
- -2.2% 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
−£209/mo
You top up £209/mo
Price
£300K
No local sold comps to compare
Return · IRR
-2.2%/yr
Loses money over 5 years
Cash to get in
£116K
Deposit + fees + refurb
Return before costs on price · Rent by the room 7.30%5-yr return on cash -4%Rent est. £1,499 (£1,449–£1,551)
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: £1,449–£1,551/mo · n=21
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£9,675–£18,060 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 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
-£209
after mortgage, operating costs & tax
Rent in£1,499/mo gross
£1,441/mo collected · £58/mo lost to voids
Where it goes
£1,219Mortgage£432Costs
Outgoings exceed rent — you top up £209/mo
Mortgage£1,219
Costs£432
Management£150
Maintenance£67
Insurance£28
CapEx reserve£75
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£209
Returns
Return before costs on price6.00%
Cash return on cash-2.17%
Gross margin£1,009
Cash needed£115,550
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.18
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 | £17,988 | £5,183 | £14,625 | £0 | £0 | -£1,820 | -£1,820 |
| Year 2 | £18,528 | £5,339 | £14,625 | £0 | £0 | -£1,436 | -£3,256 |
| Year 3 | £19,083 | £5,499 | £14,625 | £0 | £0 | -£1,040 | -£4,297 |
| Year 4 | £19,656 | £5,664 | £14,625 | £0 | £0 | -£633 | -£4,929 |
| Year 5 | £20,246 | £5,834 | £14,625 | £0 | £0 | -£213 | -£5,143 |
Disposal gain (gross)-£12,106
CGT£0
Net Disposal proceeds£322,944
What we verified
What we verified
51065 ok · 1 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
Rates as of May 2026
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortCO4 5WE · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Cambridge · 63.2 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 · 872 sqft
£23k–£45k
£ per sqft
building cost only
£26–£52
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,104–£11,336
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,592–£18,312
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 history30d on marketno cuts yet
Strategy matrix
Rent it out wins — -£209/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 | 6.00% | -£209 | £115,550 | -4.5% | Low | Feasible |
| Housing-benefit rent | 3.89% | -£702 | £115,550 | -30.7% | Med | Feasible |
| Council lease | 3.89% | -£495 | £115,550 | -23.4% | Low | Feasible |
| Refurb & refinance | 6.00% | -£209 | £135,710 | -3.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £340,210 | 5% | Med | Feasible |
| Rent by the room | 7.30% | -£1,318 | £141,550 | -49.7% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Colchester · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Colchester
- LHA monthly cap:
- £972
- Scheme type:
- PSL
- 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
Rent by the room conversion upside
-£1/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 6.00% as-is
Room mix (3 lettable rooms)
1× Double @ £639/mo1× Single @ £477/mo1× En-suite @ £709/mo
≈ £1,825/mo gross room income
As-is Rent it out
Monthly profit-£158
Return before costs on price6.00%
Cash needed£86,898
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,898
Δ vs Rent it out Monthly profit-£1
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£44,860–£84,410full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,488–£6,104
- Replumb£2,616–£5,232
- Windows£8,720–£15,696
- Paint + decor£6,104–£11,336
- Flooring£9,592–£18,312
Based on 2035 HMO comps within 2.1 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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBoxted St Peter's Church of England SchoolPrimary · Voluntary controlled school · CO4 5YN
- GoodLangham Primary AcademyPrimary · Academy converter · CO4 5PB
- Not ratedLangham OaksNot applicable · Academy special sponsor led · CO4 5PA
- Not ratedThe St Aubyn Centre Education DepartmentNot applicable · Pupil referral unit · CO4 5HG
- Not ratedMyland Community Primary SchoolPrimary · Community school · CO4 5LD
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£17,988
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,512
Exit costs
Projected sale price (5y · 2%/yr growth)£331,224
Capital gain (pre-CGT)£31,224
Sale costs (~2.5%)£8,281
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-£5,143
Rates as of Oct 2024
Acquisition costs
£115,550cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£12,900
Legal + survey£2,150
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£115,550
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Price range £300,000 to £335,000
This is a lovely location as this quiet estate is positioned perfectly for family and work life. Colchester General Hospital is close by as well as North Station for anyone needing those for work. Within minutes you can also access Highwoods Country Park which is beautiful throughout the year for cycling, walks and there are even toddlers play/ activity areas. A supermarket is also nearby for your grocery shopping and Colchester City has a va…
Floor plans
Listing metazoopla · Leaders - Colchester
About this listing
30 days · ZooplaPrice history
5-year price trend
Monthly profit
−£209
Cash needed
£116K
Return after costs
-2.17%
IRR
-2.20%
Listed 30d ago
Holden Road, Colchester CO4
semi-detached · 3 bed · 1 bath · 872 sqft
£300,000
est £1,499 · 6.00% gross
Chain freeEPC D
1 / 9
10/100
Marginal
7.30% Rent by the room strategy — market rent unverified, verify locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£300K
Return before costs (best)
7.30%
Rent by the room
Bedrooms
3
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,449–£1,551/mo · n=21
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£9,675–£18,060 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 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
-£209
after mortgage, operating costs & tax
Rent in£1,499/mo gross
£1,441/mo collected · £58/mo lost to voids
Where it goes
£1,219Mortgage£432Costs
Outgoings exceed rent — you top up £209/mo
Mortgage£1,219
Costs£432
Management£150
Maintenance£67
Insurance£28
CapEx reserve£75
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£209
Returns
Return before costs on price6.00%
Cash return on cash-2.17%
Gross margin£1,009
Cash needed£115,550
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.18
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Colchester · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Colchester
- LHA monthly cap:
- £972
- Scheme type:
- PSL
- 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 | £17,988 | £5,183 | £14,625 | £0 | £0 | -£1,820 | -£1,820 |
| Year 2 | £18,528 | £5,339 | £14,625 | £0 | £0 | -£1,436 | -£3,256 |
| Year 3 | £19,083 | £5,499 | £14,625 | £0 | £0 | -£1,040 | -£4,297 |
| Year 4 | £19,656 | £5,664 | £14,625 | £0 | £0 | -£633 | -£4,929 |
| Year 5 | £20,246 | £5,834 | £14,625 | £0 | £0 | -£213 | -£5,143 |
Rent by the room upside
What we verified
5106
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▾
EPC~£3,000–£7,000 to upgrade to CD
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£2,925
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,143
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£12,900
Legal + survey£2,150
Mortgage + broker£5,500
Cash needed£115,550
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
Price range £300,000 to £335,000
This is a lovely location as this quiet estate is positioned perfectly for family and work life. Colchester General Hospital is close by as well as North Station for anyone needing those for work. Within minutes you can also access Highwoods Country Park which is beautiful throughout the year for cycling, walks and there are even toddlers play/ activity areas. A supermarket is also nearby for your grocery shopping and Colchester City has a va…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice