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Year 5 disposal
⊞ View all 17
65/ 100
Solid
Real 11.28% Rent by the room return before costs with manageable risks.
Why it works
- 7.98% return before costs — above-market
- 11.3% Rent by the room return before costs (net 5.96% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Auction lot — bridging-only finance, 28-day completion
- Cash only — often signals cladding / short lease / structural
- Monthly profit −£7/mo — mildly negative — equity build may cover
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£7/mo
You top up £7/mo
Price
£169K
No local sold comps to compare
Return · IRR
0.8%/yr
Modest annualised return
Cash to get in
£127K
Deposit + fees + refurb
Return before costs on price · Rent by the room 11.28%5-yr return on cash 3%Rent est. £1,121 (£1,006–£1,249)
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: £1,006–£1,249/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £42,125
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 (£53,130–£99,176 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £126,375 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£7
after mortgage, operating costs & tax
Rent in£1,121/mo gross
£1,078/mo collected · £43/mo lost to voids
Where it goes
£685Mortgage£400Costs
Outgoings exceed rent — you top up £7/mo
Mortgage£685
Costs£400
Management£112
Maintenance£100
Insurance£20
CapEx reserve£56
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£7
Returns
Return before costs on price7.98%
Cash return on cash-0.06%
Gross margin£678
Cash needed£126,618
Monthly profit paybackn/a (monthly loss)
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 | £13,452 | £4,801 | £8,214 | £0 | £83 | £353 | £353 |
| Year 2 | £13,856 | £4,945 | £8,214 | £0 | £132 | £564 | £917 |
| Year 3 | £14,271 | £5,094 | £8,214 | £0 | £183 | £780 | £1,697 |
| Year 4 | £14,699 | £5,247 | £8,214 | £0 | £235 | £1,003 | £2,701 |
| Year 5 | £15,140 | £5,404 | £8,214 | £0 | £289 | £1,233 | £3,934 |
Disposal gain (gross)-£68,078
CGT£0
Net Disposal proceeds£181,387
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
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 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 cohortSA4 6QS · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Cardiff University · 63.6 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 · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history81d on marketno cuts yet
Strategy matrix
Council lease wins — +£127/mo · £68/mo ahead of Short-stay let / Airbnb
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.98% | -£7 | £126,618 | 3.1% | Low | Feasible |
| Housing-benefit rent | 4.26% | -£474 | £126,618 | -19.5% | Med | Feasible |
| ⭐ Council lease | 7.98% | +£127 | £126,618 | 8.0% | Low | Feasible |
| Refurb & refinance | 7.98% | -£7 | £163,379 | 2.4% | Med | Feasible |
| Short-stay let / Airbnb | 12.26% | +£59 | £126,618 | 4.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£224 | £277,801 | -27% | Med | Feasible |
| Rent by the room | 11.28% | -£851 | £152,618 | -28.7% | — | Feasible |
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Swansea · cap £598/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swansea
- LHA monthly cap:
- £598
- 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 let34% occupancy
£166/night ADR
Based on 7 short-let comps nearby
Rent by the room conversion upside
+£248/mo cash flow vs Rent it out if converted to Rent by the room
17.09% Return before costs on price converted vs 7.98% as-is
Room mix (3 lettable rooms)
2× Double @ £558/mo1× Single @ £468/mo
≈ £1,584/mo gross room income
As-is Rent it out
Monthly profit+£39
Return before costs on price7.98%
Cash needed£54,023
If converted to Rent by the room
Monthly profit+£287
Return before costs on price17.09%
Cash needed£70,023
Δ vs Rent it out Monthly profit+£248
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£53,927–£101,100full refurb + room split
⚠️ Capped at 60% of £168,500 asking (£101,100). Raw model: £54,690–£102,530. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,519–£17,039
- 2 × bathroom£11,241–£20,609
- Rewire£3,905–£6,833
- Replumb£2,929–£5,857
- Windows£9,762–£17,571
- Paint + decor£6,833–£12,691
- Flooring£10,738–£20,500
Based on 11 HMO comps within 4.3 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score10 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedCasllwchwr Primary SchoolNot applicable · Welsh establishment · SA4 6TU
- Not ratedPontybrenin Primary SchoolNot applicable · Welsh establishment · SA4 6HX
- Not ratedTre Uchaf Primary SchoolNot applicable · Welsh establishment · SA4 6QB
- Not ratedYsgol Gynradd Gymraeg PontybreninNot applicable · Welsh establishment · SA4 6AU
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£13,452
Section 24 credit£0
Annual tax due£83
Post-tax Monthly profit annual-£164
Exit costs
Projected sale price (5y · 2%/yr growth)£186,038
Capital gain (pre-CGT)£17,538
Sale costs (~2.5%)£4,651
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£3,934
Rates as of Oct 2024
Acquisition costs
£126,618cash neededPurchase price£168,500
Deposit (25%)£42,125
Stamp duty+4% higher-rate surcharge£8,425
Refurb£70,840
Legal + survey£1,700
Mortgage fees£3,528
Total cash neededdeposit + costs (loan covers the rest)£126,618
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
* cash buyers only * Available by online auction * Date ending 7th August 2026 at 12pm * A charming detached 3-4 bedrooms family home situated on a large plot within the popular village of Loughor, Swansea. Accommodation includes; lounge, reception room, study area, kitchen, large living room to rear, further reception room/bed 4, shower with WC and integral garage to ground floor. To the first floor are three bedrooms and family bathroom. Externally the property enjoys a lar…
Floor plans
Listing metazoopla · Clee Tompkinson Francis - Swansea
About this listing
81 days · ZooplaPrice history
5-year price trend
Monthly profit
−£7
Cash needed
£127K
Return after costs
-0.06%
IRR
0.78%
Listed 81d ago
Glebe Road, Loughor, Swansea, City And County Of Swansea. SA4
detached · 3 bed · 2 bath
£168,500
est £1,121 · 7.98% gross
EPC DCash only
1 / 17
65/100
Solid
Real 11.28% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.98% Return before costs — above-market
11.3% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£169K
Return before costs (best)
11.28%
Rent by the room
Bedrooms
3
2 bath
Energy rating
D
Energy rating
Deal flags3 issues
Cash buyers only
Often signals cladding, structural, or short-lease issues
Auction
Guide price — assume +20-30% in the room
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: £1,006–£1,249/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £42,125
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 (£53,130–£99,176 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £126,375 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£7
after mortgage, operating costs & tax
Rent in£1,121/mo gross
£1,078/mo collected · £43/mo lost to voids
Where it goes
£685Mortgage£400Costs
Outgoings exceed rent — you top up £7/mo
Mortgage£685
Costs£400
Management£112
Maintenance£100
Insurance£20
CapEx reserve£56
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£7
Returns
Return before costs on price7.98%
Cash return on cash-0.06%
Gross margin£678
Cash needed£126,618
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.57
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Swansea · cap £598/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swansea
- LHA monthly cap:
- £598
- 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 | £13,452 | £4,801 | £8,214 | £0 | £83 | £353 | £353 |
| Year 2 | £13,856 | £4,945 | £8,214 | £0 | £132 | £564 | £917 |
| Year 3 | £14,271 | £5,094 | £8,214 | £0 | £183 | £780 | £1,697 |
| Year 4 | £14,699 | £5,247 | £8,214 | £0 | £235 | £1,003 | £2,701 |
| Year 5 | £15,140 | £5,404 | £8,214 | £0 | £289 | £1,233 | £3,934 |
Rent by the room upside
What we verified
5206
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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,643
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£3,934
Acquisition costs
25% deposit£42,125
Stamp duty£8,425
Refurb£70,840
Legal + survey£1,700
Mortgage + broker£3,528
Cash needed£126,618
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
* cash buyers only * Available by online auction * Date ending 7th August 2026 at 12pm * A charming detached 3-4 bedrooms family home situated on a large plot within the popular village of Loughor, Swansea. Accommodation includes; lounge, reception room, study area, kitchen, large living room to rear, further reception room/bed 4, shower with WC and integral garage to ground floor. To the first floor are three bedrooms and family bathroom. Externally the property enjoys a lar…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice