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Year 5 disposal
BMV -15%
⊞ View all 9
84/ 100
Strong
10.09% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.13% return before costs — above-market
- 10.1% Rent by the room return before costs (net 5.51% after CapEx + bills) — conversion play
- Priced below market -15% vs 6 nearby sold (last 12 mo) — instant equity
- 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)
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- Tenure not stated — confirm freehold/leasehold and any lease term before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£90/mo
Barely breaks even each month
Price vs market
Below market value
-15% vs 6 sold · interior unseen
Return · IRR
1.6%/yr
Modest annualised return
Cash left in
£60K
Stays in after refinancing at value
Price £220KCash to buy £89KReturn before costs on price · Rent by the room 10.09%5-yr return on cash 13%Rent est. £1,490 (£1,429–£1,554)
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: £1,429–£1,554/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£90
after mortgage, operating costs & tax
Rent in£1,490/mo gross
£1,433/mo collected · £57/mo lost to voids
Where it goes
£894Mortgage£428Costs
£90/mo left as profit · 6% of rent kept
Mortgage£894
Costs£428
Management£149
Maintenance£67
Insurance£28
CapEx reserve£75
Voids + council tax£6
Ltd co. accounts£104
Tax£21
Profit+£90
Returns
Return before costs on price8.13%
Cash return on cash1.21%
Gross margin£1,004
Cash needed£89,011
Monthly profit payback82y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.60
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 | £17,880 | £5,140 | £10,725 | £0 | £383 | £1,632 | £1,632 |
| Year 2 | £18,416 | £5,294 | £10,725 | £0 | £455 | £1,942 | £3,574 |
| Year 3 | £18,969 | £5,453 | £10,725 | £0 | £530 | £2,261 | £5,835 |
| Year 4 | £19,538 | £5,617 | £10,725 | £0 | £607 | £2,589 | £8,424 |
| Year 5 | £20,124 | £5,785 | £10,725 | £0 | £687 | £2,927 | £11,351 |
Disposal gain (gross)-£12,886
CGT£0
Net Disposal proceeds£236,825
What we verified
What we verified
31083 ok · 1 caution · 0 fail · 8 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 cohortSN2 8BS · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Oxford · 41.3 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 history52d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£561/mo · £471/mo ahead of Rent it out (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 8.13% | +£90 | £89,011 | 12.8% | Low | Feasible |
| Housing-benefit rent | 5.17% | -£391 | £89,011 | -19.1% | Med | Feasible |
| Council lease | 5.17% | -£193 | £89,011 | -10.1% | Low | Feasible |
| Refurb & refinance | 8.13% | +£90 | £106,055 | 10.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £255,755 | 3% | Med | Feasible |
| ⭐ Rent by the room | 6.43% * | +£561 | £80,874 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £947
- Scheme type:
- PSL
- 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
+£5/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 8.13% as-is
£220k → 4-bed HMO @ ~£573/room: £2,313 pcm gross, ~£1,317 pcm net (6.4% net on £246k all-in incl. ~£10k works)
medium confidence
Unlocks ~£7,400/yr extra rent
3 → 4 lettable rooms · ~6.8% gross at max
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 90 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 Swindon adopted standard (7.5/10.22 m²; Swindon Borough Council - Standards for Houses in Multiple Occupation: Shared Houses and Houses Converted into Bedsits (HMO Standard, updated May 2008, still the live published standard); HMO licence fee schedule effective 1 April 2026); adds ~£617/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 double6.43% net on cost8.32% cash-on-cashuplift 8.13% → 6.8%
Sized to Swindon'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 @ £686/mo1× Single @ £478/mo1× En-suite @ £686/mo
≈ £1,850/mo gross room income
As-is Rent it out
Monthly profit+£119
Return before costs on price8.13%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit+£5
+1 room (4 total)
Monthly profit+£163
Return before costs on price13.45%
Cash needed£92,898
Extra rent+£617/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 533 HMO comps within 716 m
Comparables
sold within 0.5 miMed · CV 7.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- GoodGorse Hill Primary SchoolPrimary · Academy converter · SN2 8BZ
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£17,880
Section 24 credit£0
Annual tax due£383
Post-tax Monthly profit annual£944
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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£11,351
Rates as of Oct 2024
Acquisition costs
£89,011cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£15,111
Legal + survey£1,700
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£89,011
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A rare opportunity to purchase this 1930’s, three-bedroom semi-detached home offering contemporary, spacious living in a convenient location, ideal for investors, families and professionals alike.
The ground floor features an inviting living room space perfect for both everyday living and entertaining. The kitchen/dining offers good space and potential, providing an excellent opportunity for buyers to update and personalise to their own taste. A bright sunroom to the rear ad…
Floor plans
Listing metazoopla · McFarlanes - Swindon
About this listing
52 days · ZooplaPrice history
5-year price trend
Monthly profit
+£90
Cash needed
£89K
Return after costs
1.21%
IRR
1.58%
Listed 52d ago
Caulfield Road, Gorse Hill SN2
semi-detached · 3 bed · 1 bath
£220,000
est £1,490 · 8.13% gross
EPC D
Priced below market
1 / 9
84/100
Strong
10.09% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -15% vs 6 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.13% Return before costs — above-market
10.1% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£220K
15% below sold comps
Return before costs (best)
10.09%
Rent by the room
Bedrooms
3
1 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: £1,429–£1,554/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£90
after mortgage, operating costs & tax
Rent in£1,490/mo gross
£1,433/mo collected · £57/mo lost to voids
Where it goes
£894Mortgage£428Costs
£90/mo left as profit · 6% of rent kept
Mortgage£894
Costs£428
Management£149
Maintenance£67
Insurance£28
CapEx reserve£75
Voids + council tax£6
Ltd co. accounts£104
Tax£21
Profit+£90
Returns
Return before costs on price8.13%
Cash return on cash1.21%
Gross margin£1,004
Cash needed£89,011
Monthly profit payback82y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.60
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £947
- Scheme type:
- PSL
- 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 | £17,880 | £5,140 | £10,725 | £0 | £383 | £1,632 | £1,632 |
| Year 2 | £18,416 | £5,294 | £10,725 | £0 | £455 | £1,942 | £3,574 |
| Year 3 | £18,969 | £5,453 | £10,725 | £0 | £530 | £2,261 | £5,835 |
| Year 4 | £19,538 | £5,617 | £10,725 | £0 | £607 | £2,589 | £8,424 |
| Year 5 | £20,124 | £5,785 | £10,725 | £0 | £687 | £2,927 | £11,351 |
Rent by the room upside
What we verified
4107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeUnknown
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
Comparables
sold within 0.5 miMed · CV 7.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,145
Annual rental tax£252
CGT yr 5£0 · company level
5y net total£11,351
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£4,300
Cash needed£89,011
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
A rare opportunity to purchase this 1930’s, three-bedroom semi-detached home offering contemporary, spacious living in a convenient location, ideal for investors, families and professionals alike.
The ground floor features an inviting living room space perfect for both everyday living and entertaining. The kitchen/dining offers good space and potential, providing an excellent opportunity for buyers to update and personalise to their own taste. A bright sunroom to the rear ad…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice