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Year 5 disposal
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74/ 100
Solid
7.96% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.96% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Article 4 in area — Rent by the room conversion blocked
- 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
+£37/mo
Barely breaks even each month
Price
£170K
No local sold comps to compare
Return · IRR
1.0%/yr
Modest annualised return
Cash to get in
£74K
Deposit + fees + refurb
Return before costs on price 7.96%5-yr return on cash 9%Rent est. £1,128 (£980–£1,298)
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: £980–£1,298/mo · n=57
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £127,500 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£37
after mortgage, operating costs & tax
Rent in£1,128/mo gross
£1,085/mo collected · £43/mo lost to voids
Where it goes
£691Mortgage£348Costs
£37/mo left as profit · 3% of rent kept
Mortgage£691
Costs£348
Management£113
Maintenance£50
Insurance£20
CapEx reserve£56
Voids + council tax£5
Ltd co. accounts£104
Tax£9
Profit+£37
Returns
Return before costs on price7.96%
Cash return on cash0.60%
Gross margin£736
Cash needed£73,940
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.57
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £13,536 | £4,179 | £8,288 | £0 | £203 | £867 | £867 |
| Year 2 | £13,942 | £4,304 | £8,288 | £0 | £257 | £1,093 | £1,960 |
| Year 3 | £14,360 | £4,433 | £8,288 | £0 | £311 | £1,328 | £3,288 |
| Year 4 | £14,791 | £4,566 | £8,288 | £0 | £368 | £1,569 | £4,858 |
| Year 5 | £15,235 | £4,703 | £8,288 | £0 | £426 | £1,818 | £6,676 |
Disposal gain (gross)-£14,889
CGT£0
Net Disposal proceeds£183,001
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 restrictionIn area
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
In area
Confidence
high
Source
Seeded postcode-prefix lookup
Planning permission required for C3→C4 conversion in this area.
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
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 cohortS2 5FE · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Sheffield Hallam · 1.8 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 · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history85d on marketno cuts yet
Strategy matrix
Council lease wins — +£167/mo · £130/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 | 7.96% | +£37 | £73,940 | 9.0% | Low | Feasible |
| Housing-benefit rent | 4.79% | -£364 | £73,940 | -23.4% | Med | Feasible |
| ⭐ Council lease | 7.96% | +£167 | £73,940 | 17.2% | Low | Feasible |
| Refurb & refinance | 7.96% | +£37 | £89,156 | 7.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £204,606 | 1% | Med | Feasible |
| Rent by the room | 5.46% | -£744 | £73,940 | -55.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Sheffield · cap £678/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sheffield
- LHA monthly cap:
- £678
- Scheme type:
- nominee
- Premium:
- +1000% 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
Rent by the room conversion upside
+£243/mo cash flow vs Rent it out if converted to Rent by the room
16.94% Return before costs on price converted vs 7.96% as-is
As-is Rent it out
Monthly profit+£39
Return before costs on price7.96%
Cash needed£54,398
If converted to Rent by the room
Monthly profit+£282
Return before costs on price16.94%
Cash needed£70,398
Δ vs Rent it out Monthly profit+£243
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£55,320–£102,000full refurb + room split
⚠️ Capped at 60% of £170,000 asking (£102,000). Raw model: £55,700–£102,700. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,939–£17,877
- 1 × bathroom£5,959–£10,925
- Rewire£4,370–£7,648
- Replumb£3,278–£6,555
- Windows£10,925–£19,665
- Paint + decor£8,740–£15,295
- Flooring£13,110–£24,035
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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodGrace Owen Nursery SchoolNursery · Local authority nursery school · S2 5QD
- GoodEmmaus Catholic and CofE Primary SchoolPrimary · Academy sponsor led · S2 5FT
- Not ratedWybourn Community Primary & Nursery SchoolPrimary · Academy converter · S2 5ED
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£13,536
Section 24 credit£0
Annual tax due£203
Post-tax Monthly profit annual£346
Exit costs
Projected sale price (5y · 2%/yr growth)£187,694
Capital gain (pre-CGT)£17,694
Sale costs (~2.5%)£4,692
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£6,676
Rates as of Oct 2024
Acquisition costs
£73,940cash neededPurchase price£170,000
Deposit (25%)£42,500
Stamp duty+5% additional-property surcharge£9,400
Refurb£16,790
Legal + survey£1,700
Mortgage fees£3,550
Total cash neededdeposit + costs (loan covers the rest)£73,940
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
well presented throughoutThis three-bedroom mid terrace house is located in a desirable area of S2, making it a great option for various buyers. It features spacious living areas and a large outdoor space, creating a cosy and inviting environment. Inside, you will find a well-sized living area that is perfect for relaxing or hosting guests. The modern kitchen is practical, offering ample storage and counter space along with dining space. The ground floor is completed by a goo…
Floor plans
Listing metazoopla · 2roost-2roots lettings group
About this listing
85 days · ZooplaPrice history
5-year price trend
Monthly profit
+£37
Cash needed
£74K
Return after costs
0.60%
IRR
0.98%
Listed 85d ago
Boundary Road, Sheffield S2
terraced · 3 bed · 1 bath
£170,000
est £1,128 · 7.96% gross
1 / 21
74/100
Solid
7.96% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.96% Return before costs — above-market
Council planning restriction in area — Rent by the room conversion blocked
Price
£170K
Return before costs
7.96%
est rent £1,128/monot enough comparablesRange £980–£1,298/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Article 4
HMO conversion blocked without planning permission
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: £980–£1,298/mo · n=57
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £127,500 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£37
after mortgage, operating costs & tax
Rent in£1,128/mo gross
£1,085/mo collected · £43/mo lost to voids
Where it goes
£691Mortgage£348Costs
£37/mo left as profit · 3% of rent kept
Mortgage£691
Costs£348
Management£113
Maintenance£50
Insurance£20
CapEx reserve£56
Voids + council tax£5
Ltd co. accounts£104
Tax£9
Profit+£37
Returns
Return before costs on price7.96%
Cash return on cash0.60%
Gross margin£736
Cash needed£73,940
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.57
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Sheffield · cap £678/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sheffield
- LHA monthly cap:
- £678
- Scheme type:
- nominee
- Premium:
- +1000% 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 | £13,536 | £4,179 | £8,288 | £0 | £203 | £867 | £867 |
| Year 2 | £13,942 | £4,304 | £8,288 | £0 | £257 | £1,093 | £1,960 |
| Year 3 | £14,360 | £4,433 | £8,288 | £0 | £311 | £1,328 | £3,288 |
| Year 4 | £14,791 | £4,566 | £8,288 | £0 | £368 | £1,569 | £4,858 |
| Year 5 | £15,235 | £4,703 | £8,288 | £0 | £426 | £1,818 | £6,676 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO conversion blockedIn area
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£1,658
Annual rental tax£104
CGT yr 5£0 · company level
5y net total£6,676
Acquisition costs
25% deposit£42,500
Stamp duty£9,400
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£3,550
Cash needed£73,940
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
well presented throughoutThis three-bedroom mid terrace house is located in a desirable area of S2, making it a great option for various buyers. It features spacious living areas and a large outdoor space, creating a cosy and inviting environment. Inside, you will find a well-sized living area that is perfect for relaxing or hosting guests. The modern kitchen is practical, offering ample storage and counter space along with dining space. The ground floor is completed by a goo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice