Monthly profit +£316/mo from completion — the no.1 reason to invest
23.34% return before costs — above-market
Priced below market -57% vs 12 nearby sold (last 12 mo) — instant equity
8.5% 5y IRR — strong total return on capital
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).
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
+£316/mo
Pays you every month, net of costs
Price vs market
Below market value
-57% vs 12 sold · interior unseen
Return · IRR
8.5%/yr
Solid annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £65KCash to buy £48KReturn before costson price23.34%5-yr return on cash 49%Rent est. £1,264 (£1,140–£1,401)
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 liveRates as of 20 May 2026
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: £1,140–£1,401/mo · n=134
Financing
DepositYour cash in — the rest is the mortgage25% · £16,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
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 (£18,553–£34,632 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £48,750 loan + £1,000 booking fee
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.
Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history17d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — +£316/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
23.34%
+£316
£48,212
48.7%
Low
Feasible
Housing-benefit rent
12.79%
-£118
£48,212
-6.5%
Med
Feasible
Council lease
12.79%
+£23
£48,212
4.7%
Low
Feasible
Refurb & refinance
23.34%
+£316
£61,357
38.2%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£366
£104,882
-26%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Central Norfolk & Norwich · cap £693/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Central Norfolk & Norwich
LHA monthly cap:
£693
Scheme type:
PSL
Premium:
+0% 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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£154/mo cash flow vs Rent it out if converted to Rent by the room
44.31% Return before costs on price converted vs 23.34% as-is
As-is Rent it out
Monthly profit+£461
Return before costson price23.34%
Cash needed£28,148
If converted to Rent by the room
Monthly profit+£615
Return before costson price44.31%
Cash needed£44,148
Δ vs Rent it outMonthly profit+£154
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
£39,000
Range: £33,150 – £44,850
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£20,713–£39,000full refurb + room split
⚠️ Capped at 60% of £65,000 asking (£39,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
Kitchen£4,192–£8,384
1 × bathroom£2,766–£5,070
Rewire£1,572–£2,751
Replumb£1,179–£2,358
Windows£3,930–£7,074
Paint + decor£2,751–£5,109
Flooring£4,323–£8,253
Comparables
sold within 0.5 mi
Wide · CV 37.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
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
Charles Darwin Primary School
Primary · Free schools · NR1 1DJ
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£3,686/yr kept
Annual gross rent£15,168
Section 24 credit£0
Annual tax due£1,002
Post-tax Monthly profitannual£3,686
Exit costs
£23,463 after CGT
Projected sale price (5y · 2%/yr growth)£71,765
Capital gain (pre-CGT)£6,765
Sale costs (~2.5%)£1,794
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 profitafter CGT£23,463
Rates as of Oct 2024
Acquisition costs
£48,212cash needed
Purchase price£65,000
Deposit (25%)£16,250
Stamp duty+5% additional-property surcharge£3,250
Refurb£24,737
Legal + survey£2,000
Mortgage fees£1,975
Total cash neededdeposit + costs (loan covers the rest)£48,212
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Strapline
Auction Sale - 29/09/2026 - To book viewings, view the legal pack and register to bid please refer to the full sales particulars on the Savills Auctions website. -
A two bedroom third floor flat, forming part of a purpose built block, in need of modernisation, well located for a variety of amenities within the city centre of Norwich as well as Norwich Railway Station.Vacant.
Priced below market -57% vs 12 nearby sold (last 12 mo)
Monthly profit+£316/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
23.34% Return before costs — above-market
Price
£65K
57% below sold comps
Return before costs
23.34%
est rent £1,264/monot enough comparablesRange £1,140–£1,401/mo (Q1–Q3)
Bedrooms
2
— bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,140–£1,401/mo · n=134
Financing
DepositYour cash in — the rest is the mortgage25% · £16,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
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 (£18,553–£34,632 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £48,750 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Central Norfolk & Norwich · cap £693/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Central Norfolk & Norwich
LHA monthly cap:
£693
Scheme type:
PSL
Premium:
+0% 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
£15,168
£6,728
£3,169
£0
£1,002
£4,270
£4,270
Year 2
£15,623
£6,930
£3,169
£0
£1,050
£4,475
£8,744
Year 3
£16,092
£7,137
£3,169
£0
£1,099
£4,687
£13,431
Year 4
£16,574
£7,352
£3,169
£0
£1,150
£4,904
£18,335
Year 5
£17,072
£7,572
£3,169
£0
£1,203
£5,128
£23,463
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
13 total
1408
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeUnknown
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile3▾
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 mi
Wide · CV 37.0%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£634
Annual rental tax£891
CGT yr 5£0 · company level
5y net total£23,463
Acquisition costs
£48K
25% deposit£16,250
Stamp duty£3,250
Refurb£24,737
Legal + survey£2,000
Mortgage + broker£1,975
Cash needed£48,212
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
Auto-saves
Description& agent copyZoopla
Strapline
Auction Sale - 29/09/2026 - To book viewings, view the legal pack and register to bid please refer to the full sales particulars on the Savills Auctions website. -
A two bedroom third floor flat, forming part of a purpose built block, in need of modernisation, well located for a variety of amenities within the city centre of Norwich as well as Norwich Railway Station.Vacant.