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Year 5 disposal
BMV -43%
⊞ View all 15
84/ 100
Strong
Strong investment fundamentals.
Why it works
- 10.42% return before costs — above-market
- Priced below market -43% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£95/mo
Barely breaks even each month
Price vs market
Below market value
-43% vs 12 sold · interior unseen
Return · IRR
2.4%/yr
Modest annualised return
Cash left in
£617
Stays in after refinancing at value
Price £105KCash to buy £61KReturn before costs on price 10.42%5-yr return on cash 15%Rent est. £912 (£865–£962)
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: £865–£962/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £26,250
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 (£18,617–£34,752 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £78,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£95
after mortgage, operating costs & tax
Rent in£912/mo gross
£877/mo collected · £35/mo lost to voids
Where it goes
£427Mortgage£333Costs
£95/mo left as profit · 11% of rent kept
Mortgage£427
Costs£333
Management£91
Maintenance£67
Insurance£20
CapEx reserve£46
Voids + council tax£5
Ltd co. accounts£104
Tax£22
Profit+£95
Returns
Return before costs on price10.42%
Cash return on cash1.88%
Gross margin£544
Cash needed£60,598
Monthly profit payback53y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.06
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 | £10,944 | £3,994 | £5,119 | £0 | £348 | £1,483 | £1,483 |
| Year 2 | £11,272 | £4,114 | £5,119 | £0 | £388 | £1,652 | £3,135 |
| Year 3 | £11,610 | £4,237 | £5,119 | £0 | £428 | £1,826 | £4,961 |
| Year 4 | £11,959 | £4,364 | £5,119 | £0 | £470 | £2,006 | £6,967 |
| Year 5 | £12,318 | £4,495 | £5,119 | £0 | £514 | £2,189 | £9,156 |
Disposal gain (gross)-£23,743
CGT£0
Net Disposal proceeds£113,030
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 ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 profileMixed demand
Tenant profilelikely cohortDE21 4QS · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Nottingham · 16.1 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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
2-bed · 1-bath · 707 sqft
£20k–£39k
£ per sqft
building cost only
£28–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,949–£9,191
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,777–£14,847
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history38d on marketno cuts yet
Strategy matrix
Council lease wins — +£201/mo · £106/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 10.42% | +£95 | £60,598 | 15.1% | Low | Feasible |
| Housing-benefit rent | 6.78% | -£181 | £60,598 | -11.6% | Med | Feasible |
| ⭐ Council lease | 10.42% | +£201 | £60,598 | 23.3% | Low | Feasible |
| Refurb & refinance | 10.42% | +£95 | £75,777 | 12.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £146,702 | -13% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
+£385/mo cash flow vs Rent it out if converted to Rent by the room
27.43% Return before costs on price converted vs 10.42% as-is
🔓 +1 bedroom potential
medium confidence2 → 3 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 4 habitable rooms (2 beds + 2 reception(s)) in 66 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 lettable rooms (0 double, 1 single); sized to Derby adopted standard (8/12 m²; Amenities and Space Standards for Houses in Multiple Occupation, Derby City Council (revised June 2026); own bedroom sizes formally adopted 25 Aug 2021); 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.
2 → 3 bed HMO+1 single
Sized to Derby'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.
As-is Rent it out
Monthly profit+£103
Return before costs on price10.42%
Cash needed£38,148
If converted to Rent by the room
Monthly profit+£488
Return before costs on price27.43%
Cash needed£54,148
Δ vs Rent it out Monthly profit+£385
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£33,417–£63,000full refurb + room split
⚠️ Capped at 60% of £105,000 asking (£63,000). Raw model: £39,085–£73,685. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,387–£14,774
- 1 × bathroom£4,873–£8,935
- Rewire£2,418–£4,231
- Replumb£1,813–£3,627
- Windows£6,045–£10,881
- Paint + decor£4,231–£7,858
- Flooring£6,649–£12,694
Comparables
sold within 0.5 miWide · CV 23.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBreadsall Hill Top Primary SchoolPrimary · Academy sponsor led · DE21 4ET
- GoodCavendish Close Junior AcademyPrimary · Academy sponsor led · DE21 4RJ
- GoodRoe Farm Primary SchoolPrimary · Community school · DE21 4HG
- Not ratedSt Andrew's AcademyNot applicable · Academy special converter · DE21 4EW
- Not ratedCavendish Close Infant SchoolPrimary · Community school · DE21 4LY
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£10,944
Section 24 credit£0
Annual tax due£348
Post-tax Monthly profit annual£1,062
Exit costs
Projected sale price (5y · 2%/yr growth)£115,928
Capital gain (pre-CGT)£10,928
Sale costs (~2.5%)£2,898
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£9,156
Rates as of Oct 2024
Acquisition costs
£60,598cash neededPurchase price£105,000
Deposit (25%)£26,250
Stamp duty+5% additional-property surcharge£5,250
Refurb£24,823
Legal + survey£1,700
Mortgage fees£2,575
Total cash neededdeposit + costs (loan covers the rest)£60,598
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
For sale by auction on 16th September at 10:30.
Please note that the Auction will be a livestream auction via our website.
A Two Bedroom Semi Detached House In Need of Updating Well Located in Popular Suburb of Chaddesden
Ground Floor - Entrance Hall, Reception Room, Kitchen/Diner, Conservatory, WC First Floor - Two Bedrooms, Shower Room/WC
Front and Rear Gardens
For further information including viewing times and legal packs, please visit our website.
Floor plans
Listing metazoopla · Probate.Auction
About this listing
38 days · ZooplaPrice history
5-year price trend
Monthly profit
+£95
Cash needed
£61K
Return after costs
1.88%
IRR
2.42%
Listed 38d ago
72 Wilsthorpe Road, Chaddesden, Derby, Derbyshire DE21
semi-detached · 2 bed · 1 bath · 707 sqft
£105,000
est £912 · 10.42% gross
Priced below market
1 / 15
84/100
Strong
Real 10.42% — fundamentals work.
Priced below market -43% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.42% Return before costs — above-market
Price
£105K
43% below sold comps
Return before costs
10.42%
est rent £912/monot enough comparablesRange £865–£962/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £865–£962/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £26,250
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 (£18,617–£34,752 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £78,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£95
after mortgage, operating costs & tax
Rent in£912/mo gross
£877/mo collected · £35/mo lost to voids
Where it goes
£427Mortgage£333Costs
£95/mo left as profit · 11% of rent kept
Mortgage£427
Costs£333
Management£91
Maintenance£67
Insurance£20
CapEx reserve£46
Voids + council tax£5
Ltd co. accounts£104
Tax£22
Profit+£95
Returns
Return before costs on price10.42%
Cash return on cash1.88%
Gross margin£544
Cash needed£60,598
Monthly profit payback53y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.06
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +800% 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 | £10,944 | £3,994 | £5,119 | £0 | £348 | £1,483 | £1,483 |
| Year 2 | £11,272 | £4,114 | £5,119 | £0 | £388 | £1,652 | £3,135 |
| Year 3 | £11,610 | £4,237 | £5,119 | £0 | £428 | £1,826 | £4,961 |
| Year 4 | £11,959 | £4,364 | £5,119 | £0 | £470 | £2,006 | £6,967 |
| Year 5 | £12,318 | £4,495 | £5,119 | £0 | £514 | £2,189 | £9,156 |
Rent by the room upside
What we verified
3307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miWide · CV 23.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,024
Annual rental tax£268
CGT yr 5£0 · company level
5y net total£9,156
Acquisition costs
25% deposit£26,250
Stamp duty£5,250
Refurb£24,823
Legal + survey£1,700
Mortgage + broker£2,575
Cash needed£60,598
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
For sale by auction on 16th September at 10:30.
Please note that the Auction will be a livestream auction via our website.
A Two Bedroom Semi Detached House In Need of Updating Well Located in Popular Suburb of Chaddesden
Ground Floor - Entrance Hall, Reception Room, Kitchen/Diner, Conservatory, WC First Floor - Two Bedrooms, Shower Room/WC
Front and Rear Gardens
For further information including viewing times and legal packs, please visit our website.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice