-12.1% 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
−£921/mo
You top up £921/mo
Price
£210K
No local sold comps to compare
Return · IRR
-12.1%/yr
Loses money over 5 years
Cash to get in
£92K
Deposit + fees + refurb
Return before costson price · Rent by the room13.80%5-yr return on cash -48%
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 live
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 (£)
LHA known but no BRMA rent comps — cannot estimate market rent
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
3.0%9.0%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£15,395–£28,736 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £157,500 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
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
£28,980
£27,956
£9,844
£0
£0
-£8,820
-£8,820
Year 2
£29,849
£28,795
£9,844
£0
£0
-£8,789
-£17,610
Year 3
£30,745
£29,659
£9,844
£0
£0
-£8,758
-£26,367
Year 4
£31,667
£30,549
£9,844
£0
£0
-£8,725
-£35,093
Year 5
£32,617
£31,465
£9,844
£0
£0
-£8,692
-£43,784
Year 5 disposal
Disposal gain (gross)-£18,365
CGT£0
Net Disposal proceeds£226,061
What we verified
What we verified
12 total · click to expand
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreeholdTenure & planningFreehold
Legal & planning
1 checks
TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable65% likely
Confidence: low
•Article 4 direction applies — planning permission required for C3->C4 HMO
•concentration ~3.0% within 100m (3 known HMOs) — below the 50% threshold
•local council HMO approval rate 65% (57 decisions)
•WATCH: 1 pending HMO application(s) within 100m could raise concentration before completion
•this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
•NOTE: this council assesses HMO concentration by street, not a radius percentage — the radius figures below are indicative only
•NO licensed-HMO register published by this council — the count below reflects granted planning decisions only and materially understates actual HMO density
Rent by the room concentration nearby
≈3.0% within 100 m vs 50% policy
3 known HMOs within 100 m
1 pending HMO application nearby
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
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 description
Band 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
Cladding safety certificateNot stated on the listingHeritageNot 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.
Total cash neededdeposit + costs (loan covers the rest)£92,076
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
63 Peel Street, Hull, HU3 1QS
Asking Price: £210,000
Fully Licensed Five-Bedroom HMO | Article 4 clu in Place | £28,332 Annual Income | 13.5% Gross Yield
Tulip Investment Sales are delighted to present this fully licensed five-bedroom HMO investment opportunity situated in a popular and established residential area of Hull.
The property benefits from a Certificate of Lawful Use confirming its established HMO use within Hull’s Article 4 area, providing planning assurance f…
13.80%Rent by the room strategy — market rent unverified, verify locally.
13.8% Rent by the roomReturn before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£210K
Return before costs (best)
13.80%
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
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
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 (£)
LHA known but no BRMA rent comps — cannot estimate market rent
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
3.0%9.0%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£15,395–£28,736 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £157,500 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
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
£0
£2,449
£9,844
£0
£0
-£12,292
-£12,292
Year 2
£0
£2,522
£9,844
£0
£0
-£12,366
-£24,658
Year 3
£0
£2,598
£9,844
£0
£0
-£12,441
-£37,099
Year 4
£0
£2,676
£9,844
£0
£0
-£12,519
-£49,619
Year 5
£0
£2,756
£9,844
£0
£0
-£12,600
-£62,218
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)5 bd
Conversion£1,000
If converted
Gross / mo£2,415
Gross Rent by the room yield13.80%
What we verified
12 total
5106
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedAlready licensed
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 90/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,969
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£62,218
Acquisition costs
£91K
25% deposit£52,500
Stamp duty£12,200
Refurb£20,526
Legal + survey£1,700
Mortgage + broker£4,150
Cash needed£91,076
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
63 Peel Street, Hull, HU3 1QS
Asking Price: £210,000
Fully Licensed Five-Bedroom HMO | Article 4 clu in Place | £28,332 Annual Income | 13.5% Gross Yield
Tulip Investment Sales are delighted to present this fully licensed five-bedroom HMO investment opportunity situated in a popular and established residential area of Hull.
The property benefits from a Certificate of Lawful Use confirming its established HMO use within Hull’s Article 4 area, providing planning assurance f…