8.02% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
EPC E — must hit C by 2030 (~£6,000–£12,000)
Monthly profit −£371/mo — significantly negative — real recurring drain
-3.4% 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
−£371/mo
You top up £371/mo
Price
£325K
No local sold comps to compare
Return · IRR
-3.4%/yr
Loses money over 5 years
Cash to get in
£135K
Deposit + fees + refurb
Return before costson price · Rent by the room8.02%5-yr return on cash -11%Rent est. £1,424 (£1,182–£1,716)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £1,182–£1,716/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£17,323–£32,336 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £243,750 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Cladding safety certificateNot stated on the listingHeritageNot 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.
+£60/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 5.26% as-is
Room mix (4 lettable rooms)
3× Double @ £561/mo1× Single @ £490/mo
≈ £2,173/mo gross room income
As-is Rent it out
Monthly profit-£317
Return before costson price5.26%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costson price8.86%
Cash needed£109,148
Δ vs Rent it outMonthly profit+£60
Show conversion detail
Conversion cost estimate
£27,300
Range: £21,000 – £35,700
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£76,759–£140,969full refurb + room split
What's in this cost
Kitchen£9,000–£18,000
2 × bathroom£12,000–£22,000
Rewire£6,028–£10,549
Replumb£4,521–£9,042
Windows£15,070–£27,126
Paint + decor£12,056–£21,098
Flooring£18,084–£33,154
Based on 146 HMO comps within 3.8 km
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & area intelligence
Transport 10 / 100
Loading map…
Transport score10 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
Glan Llyn Primary School
Not applicable · Welsh establishment · NP19 4EB
Not rated
Lliswerry High School
Not applicable · Welsh establishment · NP19 4RP
Not rated
Lliswerry Primary School
Not applicable · Welsh establishment · NP19 4NG
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£4,453/yr kept
Annual gross rent£17,088
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£4,453
Exit costs
-£15,255 after CGT
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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 profitafter CGT-£15,255
Rates as of Oct 2024
Acquisition costs
£134,822cash needed
Purchase price£325,000
Deposit (25%)£81,250
Stamp duty+4% higher-rate surcharge£22,450
Refurb£23,097
Legal + survey£2,150
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£134,822
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
*no chain! Stunning, extended, 4 bedroom, semi detached house with kitchen/breakfast room, living/dining room, en-suite, utility room, ground floor shower room, garage & parking with easy access to junctions 24 & 28 of the M4*
Situated in a well-regarded and family-friendly area, this home enjoys proximity to local amenities, reputable schools, and green spaces, fostered by a strong sense of community. The area is ideal for families and professionals alike, offering a peacef…
8.02%Rent by the room strategy — market rent unverified, verify locally.
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Chain free
Price
£325K
Return before costs (best)
8.02%
Rent by the room
Bedrooms
4
2 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030 ~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £1,182–£1,716/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£17,323–£32,336 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £243,750 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Short-let (SA) context325 active short-lets nearby
Short-let market context
Local nightly-rate and occupancy benchmarks for this postcode.
325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Newport · cap £878/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Newport
LHA monthly cap:
£878
Scheme type:
leasing
Premium:
+900% 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
£17,088
£5,040
£15,844
£0
£0
-£3,796
-£3,796
Year 2
£17,601
£5,191
£15,844
£0
£0
-£3,435
-£7,230
Year 3
£18,129
£5,347
£15,844
£0
£0
-£3,062
-£10,293
Year 4
£18,673
£5,508
£15,844
£0
£0
-£2,679
-£12,971
Year 5
£19,233
£5,673
£15,844
£0
£0
-£2,284
-£15,255
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)4 bd
Conversion£34,000
If converted
Gross / mo£2,173
Gross Rent by the room yield8.02%
What we verified
12 total
5016
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPC~£6,000–£12,000 to upgrade to CE
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 10/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,169
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£15,255
Acquisition costs
£135K
25% deposit£81,250
Stamp duty£22,450
Refurb£23,097
Legal + survey£2,150
Mortgage + broker£5,875
Cash needed£134,822
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
*no chain! Stunning, extended, 4 bedroom, semi detached house with kitchen/breakfast room, living/dining room, en-suite, utility room, ground floor shower room, garage & parking with easy access to junctions 24 & 28 of the M4*
Situated in a well-regarded and family-friendly area, this home enjoys proximity to local amenities, reputable schools, and green spaces, fostered by a strong sense of community. The area is ideal for families and professionals alike, offering a peacef…