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Year 5 disposal
⊞ View all 40
2/ 100
Weak
3.11% Rent by the room return before costs — verify the rent + comps locally.
Why it works
- EPC B — MEES compliant
Why to be cautious
- 2.94% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£2,020/mo — heavily negative — needs monthly capital injection
- -9.2% 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
−£2K/mo
You top up £2K/mo
Price vs market
Above comparable sales
+109% vs 12 sold
Return · IRR
-9.2%/yr
Loses money over 5 years
Cash to get in
£350K
Deposit + fees + refurb
Price £850KReturn before costs on price · Rent by the room 3.11%5-yr return on cash -32%Rent est. £2,086 (£1,470–£2,960)
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: £1,470–£2,960/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £212,500
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 (£24,443–£45,627 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £637,500 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
-£2,020
after mortgage, operating costs & tax
Rent in£2,086/mo gross
£2,006/mo collected · £80/mo lost to voids
Where it goes
£3,453Mortgage
Outgoings exceed rent — you top up £2,020/mo
Mortgage£3,453
Costs£573
Management£209
Maintenance£100
Insurance£40
CapEx reserve£104
Voids + council tax£16
Ltd co. accounts£104
Tax—
Shortfall−£2,020
Returns
Return before costs on price2.94%
Cash return on cash-6.92%
Gross margin£1,433
Cash needed£350,441
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.58
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 | £25,032 | £6,871 | £41,438 | £0 | £0 | -£23,277 | -£23,277 |
| Year 2 | £25,783 | £7,077 | £41,438 | £0 | £0 | -£22,732 | -£46,009 |
| Year 3 | £26,556 | £7,290 | £41,438 | £0 | £0 | -£22,171 | -£68,180 |
| Year 4 | £27,353 | £7,508 | £41,438 | £0 | £0 | -£21,593 | -£89,772 |
| Year 5 | £28,174 | £7,734 | £41,438 | £0 | £0 | -£20,997 | -£110,770 |
Disposal gain (gross)-£59,184
CGT£0
Net Disposal proceeds£915,007
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
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 constraintsCADW 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
Wales uses a separate schools register — GIAS (the source we use for England) doesn't cover it.
Investor
Tenant profileFamily let
Tenant profilelikely cohortSA3 4UA · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Cardiff University · 59.1 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 · 2195 sqft
£53k–£103k
£ per sqft
building cost only
£24–£47
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£15,365–£28,535
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£24,145–£46,095
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
Council lease wins — -£1,716/mo · £304/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 2.94% | -£2,020 | £350,441 | -31.6% | Low | Feasible |
| Housing-benefit rent | 1.15% | -£3,112 | £350,441 | -51.8% | Med | Feasible |
| ⭐ Council lease | 2.94% | -£1,716 | £350,441 | -27.5% | Low | Feasible |
| Refurb & refinance | 2.94% | -£2,020 | £405,977 | -27.3% | Med | Feasible |
| Short-stay let / Airbnb | 2.49% | -£2,898 | £350,441 | -48.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £987,227 | 4% | Med | Feasible |
| Rent by the room | 3.11% | -£3,702 | £384,441 | -55.1% | — | Feasible |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
- Superhosts earn +4.5% premium here
Housing-benefit (LHA) scheme detailBRMA Swansea · cap £818/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swansea
- LHA monthly cap:
- £818
- Scheme type:
- leasing
- Premium:
- +800% 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
Local lettings demandby strategyLive area data
Short-stay let27% occupancy
£216/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
-£477/mo cash flow vs Rent it out if converted to Rent by the room
3.39% Return before costs on price converted vs 2.94% as-is
Room mix (4 lettable rooms)
3× Double @ £539/mo1× En-suite @ £588/mo
≈ £2,203/mo gross room income
As-is Rent it out
Monthly profit-£1,830
Return before costs on price2.94%
Cash needed£224,398
If converted to Rent by the room
Monthly profit-£2,308
Return before costs on price3.39%
Cash needed£240,398
Δ vs Rent it out Monthly profit-£477
Show conversion detail
Conversion cost estimate
£22,000
Range: £16,000 – £30,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£102,565–£191,305full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£8,780–£15,365
- Replumb£6,585–£13,170
- Windows£21,950–£39,510
- Paint + decor£15,365–£28,535
- Flooring£24,145–£46,095
Based on 124 HMO comps within 5.8 km
Comparables
sold within 0.5 miWide · CV 37.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score10 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedNewton Primary SchoolNot applicable · Welsh establishment · SA3 4UE
- Not ratedOystermouth Primary SchoolNot applicable · Welsh establishment · SA3 4BE
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£25,032
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£24,240
Exit costs
Projected sale price (5y · 2%/yr growth)£938,469
Capital gain (pre-CGT)£88,469
Sale costs (~2.5%)£23,462
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-£110,770
Rates as of Oct 2024
Acquisition costs
£350,441cash neededPurchase price£850,000
Deposit (25%)£212,500
Stamp duty+4% higher-rate surcharge£88,700
Refurb£32,591
Legal + survey£2,900
Mortgage fees£13,750
Total cash neededdeposit + costs (loan covers the rest)£350,441
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This beautifully presented 4-bedroom detached family home is perfectly situated in the sought-after Newton area, offering convenient access to local amenities, shops, bus routes, and three primary schools.
The property boasts a spacious entrance hallway featuring solid oak flooring and a stunning oak staircase leading to the first floor, creating a warm and welcoming atmosphere.
Floor plans
Nearby active comparables2 rentals
Comparable rentals
SA3 · same beds + typeMedian nearby: £383,250/mo · 2 of 2 already let+£381,164 vs our est
- Southerndown Avenue, Mayals, Swansea…Let4b£765,000/moMay 2026
- Radyr Avenue, Swansea SA3Let4b£1,500/moJun 2025
Other deals nearby
SA3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Dawsons - Mumbles
About this listing
88 days · ZooplaPrice history
5-year price trend
Monthly profit
−£2,020
Cash needed
£350K
Return after costs
-6.92%
IRR
-9.15%
Listed 88d ago
Moorland Avenue, Newton, Mumbles SA3
detached · 4 bed · 3 bath · 2,195 sqft
£850,000
est £2,086 · 2.94% gross
EPC B
1 / 40
2/100
Marginal
3.11% — verify the rent + comps locally.
2.94% Return before costs — around the area average for this property type.
Monthly profit −£2,020/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£850K
109% above sold comps
Return before costs (best)
3.11%
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: £1,470–£2,960/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £212,500
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 (£24,443–£45,627 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £637,500 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
-£2,020
after mortgage, operating costs & tax
Rent in£2,086/mo gross
£2,006/mo collected · £80/mo lost to voids
Where it goes
£3,453Mortgage
Outgoings exceed rent — you top up £2,020/mo
Mortgage£3,453
Costs£573
Management£209
Maintenance£100
Insurance£40
CapEx reserve£104
Voids + council tax£16
Ltd co. accounts£104
Tax—
Shortfall−£2,020
Returns
Return before costs on price2.94%
Cash return on cash-6.92%
Gross margin£1,433
Cash needed£350,441
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.58
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
- Superhosts earn +4.5% premium here
Housing-benefit (LHA) scheme detailBRMA Swansea · cap £818/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swansea
- LHA monthly cap:
- £818
- Scheme type:
- leasing
- Premium:
- +800% 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 | £25,032 | £6,871 | £41,438 | £0 | £0 | -£23,277 | -£23,277 |
| Year 2 | £25,783 | £7,077 | £41,438 | £0 | £0 | -£22,732 | -£46,009 |
| Year 3 | £26,556 | £7,290 | £41,438 | £0 | £0 | -£22,171 | -£68,180 |
| Year 4 | £27,353 | £7,508 | £41,438 | £0 | £0 | -£21,593 | -£89,772 |
| Year 5 | £28,174 | £7,734 | £41,438 | £0 | £0 | -£20,997 | -£110,770 |
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 37.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£8,288
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£110,770
Acquisition costs
25% deposit£212,500
Stamp duty£88,700
Refurb£32,591
Legal + survey£2,900
Mortgage + broker£13,750
Cash needed£350,441
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
This beautifully presented 4-bedroom detached family home is perfectly situated in the sought-after Newton area, offering convenient access to local amenities, shops, bus routes, and three primary schools.
The property boasts a spacious entrance hallway featuring solid oak flooring and a stunning oak staircase leading to the first floor, creating a warm and welcoming atmosphere.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice