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Year 5 disposal
80/ 100
Strong
Strong investment fundamentals.
Why it works
- 11.73% return before costs — above-market
- 17.3% Rent by the room return before costs (net 8.26% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- 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
+£165/mo
Barely breaks even each month
Price
£95K
No local sold comps to compare
Return · IRR
4.5%/yr
Modest annualised return
Cash to get in
£49K
Deposit + fees + refurb
Return before costs on price · Rent by the room 17.31%5-yr return on cash 27%Rent est. £929 (£786–£1,098)
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
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: £786–£1,098/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 £71,250 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
+£165
after mortgage, operating costs & tax
Rent in£929/mo gross
£893/mo collected · £36/mo lost to voids
Where it goes
£371Mortgage£318Costs£165Your profit
£165/mo left as profit · 18% of rent kept
Mortgage£371
Costs£318
Management£93
Maintenance£50
Insurance£20
CapEx reserve£46
Voids + council tax£5
Ltd co. accounts£104
Tax£39
Profit+£165
Returns
Return before costs on price11.73%
Cash return on cash4.01%
Gross margin£575
Cash needed£49,415
Monthly profit payback25y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.31
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 | £11,148 | £3,821 | £4,453 | £0 | £546 | £2,328 | £2,328 |
| Year 2 | £11,482 | £3,935 | £4,453 | £0 | £588 | £2,506 | £4,834 |
| Year 3 | £11,827 | £4,053 | £4,453 | £0 | £631 | £2,689 | £7,524 |
| Year 4 | £12,182 | £4,175 | £4,453 | £0 | £675 | £2,879 | £10,402 |
| Year 5 | £12,547 | £4,300 | £4,453 | £0 | £721 | £3,073 | £13,475 |
Disposal gain (gross)-£15,975
CGT£0
Net Disposal proceeds£102,265
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
HeritageNot stated on the listing
Area
Flood riskNo location
Crime riskNo location
SchoolsNo postcode
Investor
Tenant profileUnknown
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
Price & sale history59d on marketno cuts yet
Strategy matrix
Rent it out wins — +£165/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 | 11.73% | +£165 | £49,415 | 27.3% | Low | Feasible |
| Housing-benefit rent | 8.56% | -£44 | £49,415 | 3.1% | Med | Feasible |
| Council lease | 0.00% | -£545 | £49,415 | -67.5% | Low | Feasible |
| Refurb & refinance | 11.73% | +£165 | £60,881 | 22.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £124,956 | -8% | Med | Feasible |
| Rent by the room | 17.31% | -£528 | £68,554 | -37.2% | — | Feasible |
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
+£374/mo cash flow vs Rent it out if converted to Rent by the room
30.32% Return before costs on price converted vs 11.73% as-is
£95k → 4-bed HMO @ ~£445/room: £1,819 pcm gross, ~£1,040 pcm net (11.1% net on £112k all-in incl. ~£10k works)
medium confidence
Unlocks ~£5,480/yr extra rent
3 → 4 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 5 habitable rooms (3 beds + 2 reception(s)) in 103 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (1 double, 0 single); sized to Rotherham adopted standard (6.52/10.23 m²; Houses in Multiple Occupation Guidance and Amenity Standards, January 2018 (updated September 2018)); adds ~£457/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 double
Sized to Rotherham's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (3 lettable rooms)
1× Double @ £488/mo1× Single @ £358/mo1× En-suite @ £525/mo
≈ £1,370/mo gross room income
As-is Rent it out
Monthly profit+£146
Return before costs on price11.73%
Cash needed£35,648
If converted to Rent by the room
Monthly profit+£520
Return before costs on price30.32%
Cash needed£51,648
Δ vs Rent it out Monthly profit+£374
+1 room (4 total)
Monthly profit+£184
Return before costs on price23.07%
Cash needed£61,648
Extra rent+£457/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£30,326–£57,000full refurb + room split
⚠️ Capped at 60% of £95,000 asking (£57,000). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,348–£10,697
- 1 × bathroom£3,528–£6,469
- Rewire£2,451–£4,290
- Replumb£1,839–£3,677
- Windows£6,128–£11,031
- Paint + decor£4,290–£7,967
- Flooring£6,741–£12,870
Based on 98 HMO comps within 2.6 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score100 / 100
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodBroom Valley Community SchoolPrimary · Community school · S60 2QU
- GoodOakwood High SchoolSecondary · Academy converter · S60 2UH
- Not ratedThomas Rotherham College16 plus · Academy 16-19 converter · S60 2BE
- Not ratedCanklow Woods Primary SchoolPrimary · Academy converter · S60 2XJ
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£11,148
Section 24 credit£0
Annual tax due£546
Post-tax Monthly profit annual£1,899
Exit costs
Projected sale price (5y · 2%/yr growth)£104,888
Capital gain (pre-CGT)£9,888
Sale costs (~2.5%)£2,622
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£13,475
Rates as of Oct 2024
Acquisition costs
£49,415cash neededPurchase price£95,000
Deposit (25%)£23,750
Stamp duty+5% additional-property surcharge£4,750
Refurb£16,790
Legal + survey£1,700
Mortgage fees£2,425
Total cash neededdeposit + costs (loan covers the rest)£49,415
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary £95,000 - first step on the ladder? Situated close to Rotherham Town Centre, this three bedroom mid terraced including attic space is offered to market making the ideal purchase for the ftb/investors alike. Boasting spacious accommodation & low maintenance rear patio...call to view!
Description "Please note that an aml fee is chargeable to the buyer once an offer is accepted to cover the cost of carrying out the required identity and anti-money laundering checks. Onc…
Listing metazoopla · William H Brown - Rotherham
About this listing
59 days · ZooplaPrice history
No price history available.
Monthly profit
+£165
Cash needed
£49K
Return after costs
4.01%
IRR
4.47%
Listed 59d ago
3 bed terraced house for sale
terraced · 3 bed · 1 bath
£95,000
est £929 · 11.73% gross
EPC E
80/100
Strong
Real 17.31% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.73% Return before costs — above-market
17.3% Rent by the room Return before costs — conversion play
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£95K
Return before costs (best)
17.31%
Rent by the room
Bedrooms
3
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£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
What-if calculator
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: £786–£1,098/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 £71,250 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
+£165
after mortgage, operating costs & tax
Rent in£929/mo gross
£893/mo collected · £36/mo lost to voids
Where it goes
£371Mortgage£318Costs£165Your profit
£165/mo left as profit · 18% of rent kept
Mortgage£371
Costs£318
Management£93
Maintenance£50
Insurance£20
CapEx reserve£46
Voids + council tax£5
Ltd co. accounts£104
Tax£39
Profit+£165
Returns
Return before costs on price11.73%
Cash return on cash4.01%
Gross margin£575
Cash needed£49,415
Monthly profit payback25y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.31
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 | £11,148 | £3,821 | £4,453 | £0 | £546 | £2,328 | £2,328 |
| Year 2 | £11,482 | £3,935 | £4,453 | £0 | £588 | £2,506 | £4,834 |
| Year 3 | £11,827 | £4,053 | £4,453 | £0 | £631 | £2,689 | £7,524 |
| Year 4 | £12,182 | £4,175 | £4,453 | £0 | £675 | £2,879 | £10,402 |
| Year 5 | £12,547 | £4,300 | £4,453 | £0 | £721 | £3,073 | £13,475 |
Rent by the room upside
What we verified
4014
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~£6,000–£12,000 to upgrade to CE
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyNo location
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyNo location
Investor profile▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£891
Annual rental tax£465
CGT yr 5£0 · company level
5y net total£13,475
Acquisition costs
25% deposit£23,750
Stamp duty£4,750
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£2,425
Cash needed£49,415
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
Summary £95,000 - first step on the ladder? Situated close to Rotherham Town Centre, this three bedroom mid terraced including attic space is offered to market making the ideal purchase for the ftb/investors alike. Boasting spacious accommodation & low maintenance rear patio...call to view!
Description "Please note that an aml fee is chargeable to the buyer once an offer is accepted to cover the cost of carrying out the required identity and anti-money laundering checks. Onc…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice