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Year 5 disposal
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Weak
5.79% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£743/mo — heavily negative — needs monthly capital injection
- -4.1% 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
−£743/mo
You top up £743/mo
Price vs market
Above comparable sales
+20% vs 12 sold
Return · IRR
-4.1%/yr
Loses money over 5 years
Cash to get in
£273K
Deposit + fees + refurb
Price £700KReturn before costs on price · Rent by the room 5.79%5-yr return on cash -11%Rent est. £2,902 (£2,902–£2,902)
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: £2,902–£2,902/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £175,000
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £525,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£743
after mortgage, operating costs & tax
Rent in£2,902/mo gross
£2,790/mo collected · £112/mo lost to voids
Where it goes
£2,844Mortgage£689Costs
Outgoings exceed rent — you top up £743/mo
Mortgage£2,844
Costs£689
Management£290
Maintenance£100
Insurance£40
CapEx reserve£145
Voids + council tax£10
Ltd co. accounts£104
Tax—
Shortfall−£743
Returns
Return before costs on price4.97%
Cash return on cash-3.26%
Gross margin£2,101
Cash needed£273,205
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.98
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 | £34,824 | £8,271 | £34,125 | £0 | £0 | -£7,572 | -£7,572 |
| Year 2 | £35,869 | £8,519 | £34,125 | £0 | £0 | -£6,775 | -£14,347 |
| Year 3 | £36,945 | £8,774 | £34,125 | £0 | £0 | -£5,954 | -£20,301 |
| Year 4 | £38,053 | £9,038 | £34,125 | £0 | £0 | -£5,109 | -£25,410 |
| Year 5 | £39,195 | £9,309 | £34,125 | £0 | £0 | -£4,239 | -£29,649 |
Disposal gain (gross)-£33,170
CGT£0
Net Disposal proceeds£753,535
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 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 cohortCM2 7TU · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Queen Mary · 43.7 km
Reason
5-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
5-bed · 3-bath · 1350 sqft
£38k–£74k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£9,450–£17,550
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,850–£28,350
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
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 history71d on marketno cuts yet
Strategy matrix
Rent it out wins — -£743/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 | 4.97% | -£743 | £273,205 | -10.9% | Low | Feasible |
| Housing-benefit rent | 2.48% | -£2,018 | £273,205 | -40.6% | Med | Feasible |
| Council lease | 2.48% | -£1,714 | £273,205 | -36.1% | Low | Feasible |
| Refurb & refinance | 4.97% | -£743 | £317,727 | -9.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £796,227 | 5% | Med | Feasible |
| Rent by the room | 6.21% | -£2,733 | £315,205 | -46.2% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Chelmsford · cap £1,446/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Chelmsford
- LHA monthly cap:
- £1,446
- 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
Rent by the room conversion upside
-£1,139/mo cash flow vs Rent it out if converted to Rent by the room
4.11% Return before costs on price converted vs 4.97% as-is
Room mix (5 lettable rooms)
3× Double @ £727/mo1× Single @ £634/mo1× En-suite @ £807/mo
≈ £3,621/mo gross room income
As-is Rent it out
Monthly profit-£582
Return before costs on price4.97%
Cash needed£186,898
If converted to Rent by the room
Monthly profit-£1,722
Return before costs on price4.11%
Cash needed£202,898
Δ vs Rent it out Monthly profit-£1,139
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£72,990–£136,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£5,400–£9,450
- Replumb£4,050–£8,100
- Windows£13,500–£24,300
- Paint + decor£9,450–£17,550
- Flooring£14,850–£28,350
Based on 109 HMO comps within 6.1 km
Comparables
sold within 0.5 miWide · CV 31.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBaddow Hall Junior SchoolPrimary · Community school · CM2 7QZ
- Not ratedClarity Independent SchoolNot applicable · Other independent special school · CM2 7SG
- Not ratedOctavia House Schools, EssexNot applicable · Other independent special school · CM2 7HH
- Not ratedBaddow Hall Infant SchoolPrimary · Community school · CM2 7QZ
- Not ratedMeadgate Primary SchoolPrimary · Academy sponsor led · CM2 7NS
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£34,824
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,911
Exit costs
Projected sale price (5y · 2%/yr growth)£772,857
Capital gain (pre-CGT)£72,857
Sale costs (~2.5%)£19,321
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-£29,649
Rates as of Oct 2024
Acquisition costs
£273,205cash neededPurchase price£700,000
Deposit (25%)£175,000
Stamp duty+5% additional-property surcharge£60,000
Refurb£23,805
Legal + survey£2,900
Mortgage fees£11,500
Total cash neededdeposit + costs (loan covers the rest)£273,205
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Offered with no onward chain is this impressive five- bedroom family home ideally located in this highly sought-after village of Howe Green. Well-proportioned throughout this spacious home offers great contemporary and versatile living accommodation. To the ground floor the property consists of a welcoming entrance hallway which gives access to study with bay window, w/c and lounge which leads into the conservatory offering access to the rear garden. The ground floor accommod…
Floor plans
Listing metazoopla · Abbotts - Chelmsford Sales
About this listing
71 days · ZooplaPrice history
5-year price trend
Monthly profit
−£743
Cash needed
£273K
Return after costs
-3.26%
IRR
-4.15%
Listed 71d ago
The Tythings, Howe Green, Chelmsford, Essex CM2
detached · 5 bed · 3 bath
£700,000
est £2,902 · 4.97% gross
EPC D
1 / 11
0/100
Marginal
5.79% Rent by the room strategy — market rent unverified, verify locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£700K
20% above sold comps
Return before costs (best)
5.79%
Rent by the room
Bedrooms
5
3 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: £2,902–£2,902/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £175,000
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £525,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£743
after mortgage, operating costs & tax
Rent in£2,902/mo gross
£2,790/mo collected · £112/mo lost to voids
Where it goes
£2,844Mortgage£689Costs
Outgoings exceed rent — you top up £743/mo
Mortgage£2,844
Costs£689
Management£290
Maintenance£100
Insurance£40
CapEx reserve£145
Voids + council tax£10
Ltd co. accounts£104
Tax—
Shortfall−£743
Returns
Return before costs on price4.97%
Cash return on cash-3.26%
Gross margin£2,101
Cash needed£273,205
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.98
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Chelmsford · cap £1,446/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Chelmsford
- LHA monthly cap:
- £1,446
- 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 | £34,824 | £8,271 | £34,125 | £0 | £0 | -£7,572 | -£7,572 |
| Year 2 | £35,869 | £8,519 | £34,125 | £0 | £0 | -£6,775 | -£14,347 |
| Year 3 | £36,945 | £8,774 | £34,125 | £0 | £0 | -£5,954 | -£20,301 |
| Year 4 | £38,053 | £9,038 | £34,125 | £0 | £0 | -£5,109 | -£25,410 |
| Year 5 | £39,195 | £9,309 | £34,125 | £0 | £0 | -£4,239 | -£29,649 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 31.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£6,825
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£29,649
Acquisition costs
25% deposit£175,000
Stamp duty£60,000
Refurb£23,805
Legal + survey£2,900
Mortgage + broker£11,500
Cash needed£273,205
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
Offered with no onward chain is this impressive five- bedroom family home ideally located in this highly sought-after village of Howe Green. Well-proportioned throughout this spacious home offers great contemporary and versatile living accommodation. To the ground floor the property consists of a welcoming entrance hallway which gives access to study with bay window, w/c and lounge which leads into the conservatory offering access to the rear garden. The ground floor accommod…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice