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Year 5 disposal
⊞ View all 21
0/ 100
Weak
3.98% 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)
- 3.98% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£722/mo — heavily negative — needs monthly capital injection
- -6.3% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£722/mo
You top up £722/mo
Price vs market
Above comparable sales
+54% vs 12 sold
Return · IRR
-6.3%/yr
Loses money over 5 years
Cash to get in
£147K
Deposit + fees + refurb
Price £365KReturn before costs on price 3.98%5-yr return on cash -26%Rent est. £1,212 (£1,147–£1,281)
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: £1,147–£1,281/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £91,250
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 (£15,418–£28,780 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £273,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£722
after mortgage, operating costs & tax
Rent in£1,212/mo gross
£1,165/mo collected · £47/mo lost to voids
Where it goes
£1,483Mortgage£404Costs
Outgoings exceed rent — you top up £722/mo
Mortgage£1,483
Costs£404
Management£121
Maintenance£67
Insurance£28
CapEx reserve£61
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£16
Tax—
Shortfall−£722
Returns
Return before costs on price3.98%
Cash return on cash-5.89%
Gross margin£761
Cash needed£146,932
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.79
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 | £14,544 | £4,852 | £17,794 | £0 | £0 | -£8,101 | -£8,101 |
| Year 2 | £14,980 | £4,997 | £17,794 | £0 | £0 | -£7,811 | -£15,912 |
| Year 3 | £15,430 | £5,147 | £17,794 | £0 | £0 | -£7,511 | -£23,423 |
| Year 4 | £15,893 | £5,301 | £17,794 | £0 | £0 | -£7,203 | -£30,626 |
| Year 5 | £16,369 | £5,461 | £17,794 | £0 | £0 | -£6,885 | -£37,510 |
Disposal gain (gross)-£21,292
CGT£0
Net Disposal proceeds£392,915
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
⚠️ Selective Licensing in scope
Selective — Brinsworth
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 cohortS60 3LY · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Sheffield Hallam · 9.6 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 · 1-bath · 1323 sqft
£31k–£60k
£ per sqft
building cost only
£23–£46
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£9,261–£17,199
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,553–£27,783
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
Council lease wins — -£668/mo · £38/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 | 3.98% | -£722 | £146,932 | -25.5% | Low | Feasible |
| Housing-benefit rent | 2.68% | -£1,094 | £146,932 | -41.0% | Med | Feasible |
| ⭐ Council lease | 3.98% | -£668 | £146,932 | -25.2% | Low | Feasible |
| Refurb & refinance | 3.98% | -£706 | £173,405 | -21.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £422,430 | 4% | Med | Feasible |
| Rent by the room | 6.27% | -£936 | £146,932 | -30.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Rotherham · cap £815/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Rotherham
- LHA monthly cap:
- £815
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£232/mo cash flow vs Rent it out if converted to Rent by the room
7.89% Return before costs on price converted vs 3.98% as-is
As-is Rent it out
Monthly profit-£645
Return before costs on price3.98%
Cash needed£103,148
If converted to Rent by the room
Monthly profit-£413
Return before costs on price7.89%
Cash needed£119,148
Δ vs Rent it out Monthly profit+£232
Show conversion detail
Conversion cost estimate
£31,500
Range: £25,200 – £39,900
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£63,951–£117,641full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£5,292–£9,261
- Replumb£3,969–£7,938
- Windows£13,230–£23,814
- Paint + decor£10,584–£18,522
- Flooring£15,876–£29,106
Comparables
sold within 0.5 miWide · CV 16.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Requires improvementNewman SchoolNot applicable · Academy special sponsor led · S60 3LX
- Not ratedSitwell Junior SchoolPrimary · Academy converter · S60 3LA
- Not ratedSitwell Nursery & Infant SchoolPrimary · Community school · S60 3LA
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£14,544
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,661
Exit costs
Projected sale price (5y · 2%/yr growth)£402,989
Capital gain (pre-CGT)£37,989
Sale costs (~2.5%)£10,075
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-£37,510
Rates as of Oct 2024
Acquisition costs
£146,932cash neededPurchase price£365,000
Deposit (25%)£91,250
Stamp duty+5% additional-property surcharge£26,500
Refurb£20,557
Legal + survey£2,150
Mortgage fees£6,475
Total cash neededdeposit + costs (loan covers the rest)£146,932
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Fantastic Opportunity to Acquire a Stunning 4/5 Bedroom Semi-Detached Family Home.
Beautifully improved by the current owners, this exceptional 4/5 bedroom semi-detached property offers spacious and versatile accommodation, making it an ideal family home.
Floor plans
Nearby active comparables2 rentals
Comparable rentals
S60 · same beds + typeMedian nearby: £1,275/mo · 2 of 2 already let+£63 vs our est
- Parkside Way, Waverley, Rotherham, S60Let4b£1,500/moMay 2026
- Treetown Crescent, Treeton, Rotherham…Let4b£1,050/moMay 2026
Other deals nearby
S60 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · 2roost-2roots lettings group
About this listing
87 days · ZooplaPrice history
5-year price trend
Monthly profit
−£722
Cash needed
£147K
Return after costs
-5.89%
IRR
-6.34%
Listed 87d ago
Spinneyfield, Rotherham S60
semi-detached · 4 bed · 1 bath · 1,323 sqft
£365,000
est £1,212 · 3.98% gross
EPC D
1 / 21
0/100
Marginal
3.98% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£365K
54% above sold comps
Return before costs
3.98%
est rent £1,212/monot enough comparablesRange £1,147–£1,281/mo (Q1–Q3)
Bedrooms
4
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: £1,147–£1,281/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £91,250
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 (£15,418–£28,780 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £273,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£722
after mortgage, operating costs & tax
Rent in£1,212/mo gross
£1,165/mo collected · £47/mo lost to voids
Where it goes
£1,483Mortgage£404Costs
Outgoings exceed rent — you top up £722/mo
Mortgage£1,483
Costs£404
Management£121
Maintenance£67
Insurance£28
CapEx reserve£61
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£16
Tax—
Shortfall−£722
Returns
Return before costs on price3.98%
Cash return on cash-5.89%
Gross margin£761
Cash needed£146,932
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.79
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Rotherham · cap £815/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Rotherham
- LHA monthly cap:
- £815
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £14,544 | £4,852 | £17,794 | £0 | £0 | -£8,101 | -£8,101 |
| Year 2 | £14,980 | £4,997 | £17,794 | £0 | £0 | -£7,811 | -£15,912 |
| Year 3 | £15,430 | £5,147 | £17,794 | £0 | £0 | -£7,511 | -£23,423 |
| Year 4 | £15,893 | £5,301 | £17,794 | £0 | £0 | -£7,203 | -£30,626 |
| Year 5 | £16,369 | £5,461 | £17,794 | £0 | £0 | -£6,885 | -£37,510 |
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 miWide · CV 16.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,559
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£37,510
Acquisition costs
25% deposit£91,250
Stamp duty£26,500
Refurb£20,557
Legal + survey£2,150
Mortgage + broker£6,475
Cash needed£146,932
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
Fantastic Opportunity to Acquire a Stunning 4/5 Bedroom Semi-Detached Family Home.
Beautifully improved by the current owners, this exceptional 4/5 bedroom semi-detached property offers spacious and versatile accommodation, making it an ideal family home.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice