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Year 5 disposal
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31/ 100
Weak
7.09% return before costs — verify the rent + comps locally.
Why it works
- 7.09% return before costs — above-market
Why to be cautious
- Monthly profit −£27/mo — mildly negative — equity build may cover
- -0.2% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£27/mo
You top up £27/mo
Price
£500K
No local sold comps to compare
Return · IRR
-0.2%/yr
Loses money over 5 years
Cash to get in
£264K
Deposit + fees + refurb
Return before costs on price 7.09%5-yr return on cash 4%Rent est. £2,956 (£2,807–£3,113)
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: £2,807–£3,113/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £125,000
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 (£65,678–£122,599 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £375,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£27
after mortgage, operating costs & tax
Rent in£2,956/mo gross
£2,842/mo collected · £114/mo lost to voids
Where it goes
£2,031Mortgage£838Costs
Outgoings exceed rent — you top up £27/mo
Mortgage£2,031
Costs£838
Management£296
Maintenance£67
Insurance£40
CapEx reserve£148
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£27
Returns
Return before costs on price7.09%
Cash return on cash-0.12%
Gross margin£2,004
Cash needed£264,421
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.40
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 | £35,472 | £10,062 | £24,375 | £0 | £197 | £838 | £838 |
| Year 2 | £36,536 | £10,364 | £24,375 | £0 | £342 | £1,456 | £2,294 |
| Year 3 | £37,632 | £10,675 | £24,375 | £0 | £491 | £2,092 | £4,385 |
| Year 4 | £38,761 | £10,995 | £24,375 | £0 | £644 | £2,747 | £7,133 |
| Year 5 | £39,924 | £11,325 | £24,375 | £0 | £803 | £3,421 | £10,554 |
Disposal gain (gross)-£92,682
CGT£0
Net Disposal proceeds£538,239
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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 approvable94% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 94% (349 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- 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 100 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 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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 profileMixed demand
Tenant profilelikely cohortBA1 5BG · 4 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bath · 2.4 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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 · 1893 sqft
£41k–£80k
£ per sqft
building cost only
£22–£42
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£13,251–£24,609
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£20,823–£39,753
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 it out wins — -£27/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 | 7.09% | -£27 | £264,421 | 4.0% | Low | Feasible |
| Housing-benefit rent | 4.66% | -£974 | £264,421 | -17.0% | Med | Feasible |
| Council lease | 4.66% | -£574 | £264,421 | -11.0% | Low | Feasible |
| Refurb & refinance | 7.09% | -£27 | £324,449 | 3.3% | Med | Feasible |
| Short-stay let / Airbnb | 8.17% | -£527 | £264,421 | -9.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£386 | £665,949 | -9% | Med | Feasible |
| Rent by the room | 7.42% | -£2,086 | £302,421 | -36.4% | — | Feasible |
Short-let (SA) context280 active short-lets nearby
Short-let market context
- 280 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- Scheme type:
- leasing
- 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
Local lettings demandby strategyLive area data
Short-stay let55% occupancy
£204/night ADR
Based on 38 short-let comps nearby
Rent by the room conversion upside
-£1,137/mo cash flow vs Rent it out if converted to Rent by the room
5.76% Return before costs on price converted vs 7.09% as-is
Room mix (4 lettable rooms)
2× Double @ £790/mo1× Single @ £622/mo1× En-suite @ £890/mo
≈ £3,092/mo gross room income
As-is Rent it out
Monthly profit+£197
Return before costs on price7.09%
Cash needed£136,898
If converted to Rent by the room
Monthly profit-£940
Return before costs on price5.76%
Cash needed£152,898
Δ vs Rent it out Monthly profit-£1,137
Show conversion detail
Conversion cost estimate
£36,000
Range: £28,800 – £45,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 94% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 94% (349 decisions)
≈0.0% within 100 m vs 10% policy
£89,817–£170,987full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- Rewire£7,572–£15,144
- Replumb£5,679–£13,251
- Windows£18,930–£35,967
- Paint + decor£17,037–£30,288
- Flooring£24,609–£45,432
Based on 1265 HMO comps within 1.4 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
Citywide Article 4 (Bath and North East Somerset)
≈0.0% within 100 m vs 10% policy
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedKingswood Preparatory SchoolNot applicable · Other independent school · BA1 5SD
- Not ratedKingswood SchoolNot applicable · Other independent school · BA1 5RG
- Not ratedRoyal High School GDSTNot applicable · Other independent school · BA1 5SZ
- Not ratedSt Stephens Church SchoolPrimary · Academy converter · BA1 5PZ
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£35,472
Section 24 credit£0
Annual tax due£197
Post-tax Monthly profit annual-£526
Exit costs
Projected sale price (5y · 2%/yr growth)£552,040
Capital gain (pre-CGT)£52,040
Sale costs (~2.5%)£13,801
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£10,554
Rates as of Oct 2024
Acquisition costs
£264,421cash neededPurchase price£500,000
Deposit (25%)£125,000
Stamp duty+5% additional-property surcharge£40,000
Refurb£87,571
Legal + survey£3,350
Mortgage fees£8,500
Total cash neededdeposit + costs (loan covers the rest)£264,421
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A beautifully renovated four-bedroom maisonette situated on the popular Walcot Street.
Description A beautifully renovated four bedroom maisonette offering well-balanced and versatile accommodation in a prime central Bath location, with excellent short-let and investment potential.
The property is accessed via a private entrance to the rear, opening into a welcoming hallway with stairs rising to the main accommodation.
Floor plans
Listing metazoopla · Savills - Bath
About this listing
88 days · ZooplaPrice history
5-year price trend
Monthly profit
−£27
Cash needed
£264K
Return after costs
-0.12%
IRR
-0.16%
Listed 88d ago
Walcot Street, Bath, Somerset BA1
flat · 4 bed · 1 bath · 1,893 sqft
£500,000
est £2,956 · 7.09% gross
1 / 20
31/100
Marginal
7.09% — verify the rent + comps locally.
7.09% Return before costs — above-market
Price
£500K
Return before costs
7.09%
est rent £2,956/monot enough comparablesRange £2,807–£3,113/mo (Q1–Q3)
Bedrooms
4
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: £2,807–£3,113/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £125,000
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 (£65,678–£122,599 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £375,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£27
after mortgage, operating costs & tax
Rent in£2,956/mo gross
£2,842/mo collected · £114/mo lost to voids
Where it goes
£2,031Mortgage£838Costs
Outgoings exceed rent — you top up £27/mo
Mortgage£2,031
Costs£838
Management£296
Maintenance£67
Insurance£40
CapEx reserve£148
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£27
Returns
Return before costs on price7.09%
Cash return on cash-0.12%
Gross margin£2,004
Cash needed£264,421
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.40
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context280 active short-lets nearby
Short-let market context
- 280 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- Scheme type:
- leasing
- 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 | £35,472 | £10,062 | £24,375 | £0 | £197 | £838 | £838 |
| Year 2 | £36,536 | £10,364 | £24,375 | £0 | £342 | £1,456 | £2,294 |
| Year 3 | £37,632 | £10,675 | £24,375 | £0 | £491 | £2,092 | £4,385 |
| Year 4 | £38,761 | £10,995 | £24,375 | £0 | £644 | £2,747 | £7,133 |
| Year 5 | £39,924 | £11,325 | £24,375 | £0 | £803 | £3,421 | £10,554 |
Rent by the room upside
What we verified
5007
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▾
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,875
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£10,554
Acquisition costs
25% deposit£125,000
Stamp duty£40,000
Refurb£87,571
Legal + survey£3,350
Mortgage + broker£8,500
Cash needed£264,421
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 beautifully renovated four-bedroom maisonette situated on the popular Walcot Street.
Description A beautifully renovated four bedroom maisonette offering well-balanced and versatile accommodation in a prime central Bath location, with excellent short-let and investment potential.
The property is accessed via a private entrance to the rear, opening into a welcoming hallway with stairs rising to the main accommodation.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice