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Year 5 disposal
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12/ 100
Weak
9.93% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (677 yrs) — no short-lease drag
- Article 4 clear — Rent by the room conversion route open
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£303/mo — significantly negative — real recurring drain
- -4.3% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£303/mo
You top up £303/mo
Price vs market
Above comparable sales
+65% vs 12 sold
Return · IRR
-4.3%/yr
Loses money over 5 years
Cash to get in
£81K
Deposit + fees + refurb
Price £190KReturn before costs on price · Rent by the room 9.93%5-yr return on cash -17%Rent est. £986 (£948–£1,026)
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: £948–£1,026/mo · n=71
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £142,500 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
-£303
after mortgage, operating costs & tax
Rent in£986/mo gross
£948/mo collected · £38/mo lost to voids
Where it goes
£772Mortgage£479Costs
Outgoings exceed rent — you top up £303/mo
Mortgage£772
Costs£479
Management£99
Maintenance£50
Insurance£20
CapEx reserve£49
Voids + council tax£6
Service charge + ground rent£151
Ltd co. accounts£104
Tax—
Shortfall−£303
Returns
Return before costs on price6.23%
Cash return on cash-4.49%
Gross margin£469
Cash needed£80,940
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.23
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £11,832 | £5,746 | £9,263 | £0 | £0 | -£3,177 | -£3,177 |
| Year 2 | £12,187 | £5,919 | £9,263 | £0 | £0 | -£2,994 | -£6,171 |
| Year 3 | £12,553 | £6,096 | £9,263 | £0 | £0 | -£2,806 | -£8,977 |
| Year 4 | £12,929 | £6,279 | £9,263 | £0 | £0 | -£2,612 | -£11,590 |
| Year 5 | £13,317 | £6,468 | £9,263 | £0 | £0 | -£2,413 | -£14,003 |
Disposal gain (gross)-£15,059
CGT£0
Net Disposal proceeds£204,531
What we verified
What we verified
61056 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold677 yr
Tenure & planning677 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Council planning restrictionClear
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Clear
Confidence
high
Source
Seeded postcode-prefix lookup
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 cohortS6 1SD · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Sheffield · 3.7 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 history31d on marketno cuts yet
Strategy matrix
Council lease wins — -£160/mo · £142/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 | 6.23% | -£303 | £80,940 | -17.3% | Low | Feasible |
| Housing-benefit rent | 4.28% | -£598 | £80,940 | -39.4% | Med | Feasible |
| ⭐ Council lease | 6.23% | -£160 | £80,940 | -9.1% | Low | Feasible |
| Refurb & refinance | 6.23% | -£303 | £97,156 | -14.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£325 | £226,306 | 1% | Med | Feasible |
| Rent by the room | 9.93% | -£1,042 | £106,940 | -52.1% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Sheffield · cap £678/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sheffield
- LHA monthly cap:
- £678
- Scheme type:
- nominee
- Premium:
- +1000% 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
+£364/mo cash flow vs Rent it out if converted to Rent by the room
15.16% Return before costs on price converted vs 6.23% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£6,292/yr extra rent
3 → 4 lettable rooms · ~6.5% 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)); convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (0 double, 1 single); sized to Sheffield adopted standard (6.52/10.23 m²; Sheffield CC HMO Licensing Standards (2017)); adds ~£524/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 HMOuplift 6.23% → 6.51%
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 @ £550/mo1× Single @ £485/mo1× En-suite @ £538/mo
≈ £1,573/mo gross room income
As-is Rent it out
Monthly profit-£145
Return before costs on price6.23%
Cash needed£59,398
If converted to Rent by the room
Monthly profit+£219
Return before costs on price15.16%
Cash needed£75,398
Δ vs Rent it out Monthly profit+£364
+1 room (4 total)
Monthly profit+£42
Return before costs on price13.25%
Cash needed£85,398
Extra rent+£524/mo
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£55,700–£102,700full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£4,400–£7,700
- Replumb£3,300–£6,600
- Windows£11,000–£19,800
- Paint + decor£8,800–£15,400
- Flooring£13,200–£24,200
Based on 5329 HMO comps within 3.6 km
Comparables
sold within 0.5 miWide · CV 31.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodParson Cross Church of England Primary SchoolPrimary · Voluntary aided school · S6 1LB
- Not ratedFox Hill PrimaryPrimary · Academy sponsor led · S6 1AZ
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£11,832
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,632
Exit costs
Projected sale price (5y · 2%/yr growth)£209,775
Capital gain (pre-CGT)£19,775
Sale costs (~2.5%)£5,244
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-£14,003
Rates as of Oct 2024
Acquisition costs
£80,940cash neededPurchase price£190,000
Deposit (25%)£47,500
Stamp duty+5% additional-property surcharge£10,800
Refurb£16,790
Legal + survey£2,000
Mortgage fees£3,850
Total cash neededdeposit + costs (loan covers the rest)£80,940
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A beautifully presented and deceptively spacious three bedroom mid terrace, perfectly positioned within the ever-popular Hillsborough area. Offering a lovely blend of character features, generous living space and modern styling, the property will appeal to a range of buyers, particularly first time buyers, couples and those looking to be close to Hillsborough’s excellent shops, amenities and transport links.
Internally, the accommodation is arranged over multiple floors and…
Floor plans
Listing metazoopla · MorfittSmith
About this listing
31 days · ZooplaPrice history
5-year price trend
Monthly profit
−£303
Cash needed
£81K
Return after costs
-4.49%
IRR
-4.34%
Listed 31d ago
Fielding Road, Hillsborough, Sheffield S6
terraced · 3 bed · 1 bath
£190,000
est £986 · 6.23% gross
Leasehold 677yrEPC D
1 / 22
12/100
Marginal
9.93% Rent by the room strategy — market rent unverified, verify locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£190K
65% above sold comps
Return before costs (best)
9.93%
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: £948–£1,026/mo · n=71
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £142,500 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
-£303
after mortgage, operating costs & tax
Rent in£986/mo gross
£948/mo collected · £38/mo lost to voids
Where it goes
£772Mortgage£479Costs
Outgoings exceed rent — you top up £303/mo
Mortgage£772
Costs£479
Management£99
Maintenance£50
Insurance£20
CapEx reserve£49
Voids + council tax£6
Service charge + ground rent£151
Ltd co. accounts£104
Tax—
Shortfall−£303
Returns
Return before costs on price6.23%
Cash return on cash-4.49%
Gross margin£469
Cash needed£80,940
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.23
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Sheffield · cap £678/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sheffield
- LHA monthly cap:
- £678
- Scheme type:
- nominee
- Premium:
- +1000% 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 | £11,832 | £5,746 | £9,263 | £0 | £0 | -£3,177 | -£3,177 |
| Year 2 | £12,187 | £5,919 | £9,263 | £0 | £0 | -£2,994 | -£6,171 |
| Year 3 | £12,553 | £6,096 | £9,263 | £0 | £0 | -£2,806 | -£8,977 |
| Year 4 | £12,929 | £6,279 | £9,263 | £0 | £0 | -£2,612 | -£11,590 |
| Year 5 | £13,317 | £6,468 | £9,263 | £0 | £0 | -£2,413 | -£14,003 |
Rent by the room upside
What we verified
7105
Legal & planning▾
Article 4HMO restriction lookupClear
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining677 yr
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
Ground rentDoubling clauses kill mortgageability£6/yr
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 miWide · CV 31.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,853
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£14,003
Acquisition costs
25% deposit£47,500
Stamp duty£10,800
Refurb£16,790
Legal + survey£2,000
Mortgage + broker£3,850
Cash needed£80,940
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 beautifully presented and deceptively spacious three bedroom mid terrace, perfectly positioned within the ever-popular Hillsborough area. Offering a lovely blend of character features, generous living space and modern styling, the property will appeal to a range of buyers, particularly first time buyers, couples and those looking to be close to Hillsborough’s excellent shops, amenities and transport links.
Internally, the accommodation is arranged over multiple floors and…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice