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Year 5 disposal
BMV -15%
⊞ View all 13
46/ 100
Caution
Real 7.83% Rent by the room return before costs but flagged risks need pricing in.
Why it works
- Priced below market -15% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£117/mo — mildly negative — equity build may cover
- -1.3% 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
−£117/mo
You top up £117/mo
Price vs market
Below market value
-15% vs 12 sold · interior unseen
Return · IRR
-1.3%/yr
Loses money over 5 years
Cash left in
£57K
Stays in after refinancing at value
Price £200KCash to buy £84KReturn before costs on price · Rent by the room 7.83%5-yr return on cash -2%Rent est. £1,120 (£960–£1,307)
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: £960–£1,307/mo · n=44
Financing
DepositYour cash in — the rest is the mortgage25% · £49,988
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 (£12,862–£24,009 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £149,962.5 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
-£117
after mortgage, operating costs & tax
Rent in£1,120/mo gross
£1,077/mo collected · £43/mo lost to voids
Where it goes
£812Mortgage£382Costs
Outgoings exceed rent — you top up £117/mo
Mortgage£812
Costs£382
Management£112
Maintenance£67
Insurance£20
CapEx reserve£56
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£15
Tax—
Shortfall−£117
Returns
Return before costs on price6.72%
Cash return on cash-1.66%
Gross margin£695
Cash needed£84,333
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.33
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 | £13,440 | £4,578 | £9,748 | £0 | £0 | -£886 | -£886 |
| Year 2 | £13,843 | £4,715 | £9,748 | £0 | £0 | -£620 | -£1,505 |
| Year 3 | £14,258 | £4,857 | £9,748 | £0 | £0 | -£346 | -£1,851 |
| Year 4 | £14,686 | £5,003 | £9,748 | £0 | £0 | -£64 | -£1,915 |
| Year 5 | £15,127 | £5,153 | £9,748 | £0 | £43 | £184 | -£1,731 |
Disposal gain (gross)-£15,054
CGT£0
Net Disposal proceeds£215,242
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 3ER · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Sheffield Hallam · 9.8 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 · 1076 sqft
£27k–£52k
£ per sqft
building cost only
£25–£48
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£7,532–£13,988
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,836–£22,596
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 history88d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£303/mo · £369/mo ahead of Council lease (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.72% | -£117 | £84,333 | -2.1% | Low | Feasible |
| Housing-benefit rent | 3.29% | -£612 | £84,333 | -39.4% | Med | Feasible |
| Council lease | 6.72% | -£66 | £84,333 | -1.5% | Low | Feasible |
| Refurb & refinance | 6.72% | -£102 | £101,190 | -0.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £237,156 | 2% | Med | Feasible |
| ⭐ Rent by the room | 5.31% * | +£303 | £73,912 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Housing-benefit (LHA) scheme detailBRMA Rotherham · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Rotherham
- LHA monthly cap:
- £549
- 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
+£263/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 6.72% as-is
£200k → 4-bed HMO @ ~£447/room: £1,733 pcm gross, ~£990 pcm net (5.3% net on £224k all-in incl. ~£10k works)
medium confidence
Unlocks ~£5,484/yr extra rent
3 → 4 lettable rooms · ~5.4% gross at max
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 5 habitable rooms (3 beds + 2 reception(s)) in 101 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Rotherham adopted standard (6.52/10.23 m²; Houses in Multiple Occupation Guidance and Amenity Standards, January 2018 (updated September 2018)); adds ~£457/mo; 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.
3 → 4 bed HMO+1 single5.31% net on cost4.91% cash-on-cashuplift 6.72% → 5.43%
Sized to Rotherham'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)
1× Double @ £488/mo1× Single @ £358/mo1× En-suite @ £525/mo
≈ £1,371/mo gross room income
As-is Rent it out
Monthly profit-£75
Return before costs on price6.72%
Cash needed£61,886
If converted to Rent by the room
Monthly profit+£188
Return before costs on price14.40%
Cash needed£77,886
Δ vs Rent it out Monthly profit+£263
+1 room (4 total)
Monthly profit-£182
Return before costs on price10.97%
Cash needed£87,886
Extra rent+£457/mo
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£54,812–£101,092full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£4,304–£7,532
- Replumb£3,228–£6,456
- Windows£10,760–£19,368
- Paint + decor£8,608–£15,064
- Flooring£12,912–£23,672
Based on 91 HMO comps within 773 m
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 & 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£13,440
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,402
Exit costs
Projected sale price (5y · 2%/yr growth)£220,761
Capital gain (pre-CGT)£20,811
Sale costs (~2.5%)£5,519
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-£1,731
Rates as of Oct 2024
Acquisition costs
£84,333cash neededPurchase price£199,950
Deposit (25%)£49,988
Stamp duty+5% additional-property surcharge£11,497
Refurb£17,149
Legal + survey£1,700
Mortgage fees£3,999
Total cash neededdeposit + costs (loan covers the rest)£84,333
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Attention first timers and families!
Floor plans
Nearby active comparables1 rental
Comparable rentals
S60 · same beds + typeMedian nearby: £1,300/mo · 1 of 1 already let+£180 vs our est
- Broom Drive, Rotherham, S60Let3b£1,300/moMay 2026
Other deals nearby
S60 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Lincoln Ralph
About this listing
88 days · ZooplaPrice history
5-year price trend
Monthly profit
−£117
Cash needed
£84K
Return after costs
-1.66%
IRR
-1.29%
Listed 88d ago
Oakwood Road East, Rotherham, South Yorkshire S60
semi-detached · 3 bed · 1 bath · 1,076 sqft
£199,950
est £1,120 · 6.72% gross
EPC D
Priced below market
1 / 13
46/100
Caution
7.83% — verify the rent + comps locally.
Priced below market -15% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£200K
15% below sold comps
Return before costs (best)
7.83%
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: £960–£1,307/mo · n=44
Financing
DepositYour cash in — the rest is the mortgage25% · £49,988
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 (£12,862–£24,009 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £149,962.5 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
-£117
after mortgage, operating costs & tax
Rent in£1,120/mo gross
£1,077/mo collected · £43/mo lost to voids
Where it goes
£812Mortgage£382Costs
Outgoings exceed rent — you top up £117/mo
Mortgage£812
Costs£382
Management£112
Maintenance£67
Insurance£20
CapEx reserve£56
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£15
Tax—
Shortfall−£117
Returns
Return before costs on price6.72%
Cash return on cash-1.66%
Gross margin£695
Cash needed£84,333
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.33
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Rotherham · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Rotherham
- LHA monthly cap:
- £549
- 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 | £13,440 | £4,578 | £9,748 | £0 | £0 | -£886 | -£886 |
| Year 2 | £13,843 | £4,715 | £9,748 | £0 | £0 | -£620 | -£1,505 |
| Year 3 | £14,258 | £4,857 | £9,748 | £0 | £0 | -£346 | -£1,851 |
| Year 4 | £14,686 | £5,003 | £9,748 | £0 | £0 | -£64 | -£1,915 |
| Year 5 | £15,127 | £5,153 | £9,748 | £0 | £43 | £184 | -£1,731 |
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£1,950
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,731
Acquisition costs
25% deposit£49,988
Stamp duty£11,497
Refurb£17,149
Legal + survey£1,700
Mortgage + broker£3,999
Cash needed£84,333
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
Attention first timers and families!
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice