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Year 5 disposal
BMV -4%
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84/ 100
Strong
Strong investment fundamentals.
Why it works
- 7.70% return before costs — above-market
- Priced below market -4% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- 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
+£33/mo
Barely breaks even each month
Price vs market
Below market value
-4% vs 12 sold · interior unseen
Return · IRR
0.8%/yr
Modest annualised return
Cash left in
£76K
Stays in after refinancing at value
Price £200KCash to buy £82KReturn before costs on price 7.70%5-yr return on cash 9%Rent est. £1,284 (£1,201–£1,373)
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: £1,201–£1,373/mo · n=95
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 £150,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£33
after mortgage, operating costs & tax
Rent in£1,284/mo gross
£1,235/mo collected · £49/mo lost to voids
Where it goes
£813Mortgage£381Costs
£33/mo left as profit · 3% of rent kept
Mortgage£813
Costs£381
Management£128
Maintenance£50
Insurance£28
CapEx reserve£64
Voids + council tax£7
Ltd co. accounts£104
Tax£8
Profit+£33
Returns
Return before costs on price7.70%
Cash return on cash0.48%
Gross margin£853
Cash needed£82,311
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.52
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 | £15,408 | £4,576 | £9,750 | £0 | £206 | £876 | £876 |
| Year 2 | £15,870 | £4,713 | £9,750 | £0 | £267 | £1,140 | £2,016 |
| Year 3 | £16,346 | £4,855 | £9,750 | £0 | £331 | £1,410 | £3,426 |
| Year 4 | £16,837 | £5,001 | £9,750 | £0 | £396 | £1,690 | £5,116 |
| Year 5 | £17,342 | £5,151 | £9,750 | £0 | £464 | £1,977 | £7,093 |
Disposal gain (gross)-£13,015
CGT£0
Net Disposal proceeds£215,296
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortPL7 1PD · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Exeter · 53.7 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 history13d on marketno cuts yet
Strategy matrix
Rent it out wins — +£33/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 7.70% | +£33 | £82,311 | 8.6% | Low | Feasible |
| Housing-benefit rent | 4.79% | -£407 | £82,311 | -23.1% | Med | Feasible |
| Council lease | 4.79% | -£237 | £82,311 | -14.6% | Low | Feasible |
| Refurb & refinance | 7.70% | +£33 | £98,355 | 7.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £234,355 | 3% | Med | Feasible |
| Rent by the room | 9.90% | -£290 | £82,311 | -8.9% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Plymouth · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Plymouth
- LHA monthly cap:
- £798
- Scheme type:
- other
- 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
+£141/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 7.70% as-is
🔓 +1 bedroom potential
medium confidence3 → 4 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 5 habitable rooms (3 beds + 2 reception(s)) in 92 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Plymouth adopted standard (6.51/10.22 m²; Licensed HMOs: Guidance on standards and levels of management required - March 2026 (Plymouth City Council, Community Connections)); 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 single
Sized to Plymouth'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+£47
Return before costs on price7.70%
Cash needed£61,898
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,898
Δ vs Rent it out Monthly profit+£141
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
Comparables
sold within 0.5 miWide · CV 44.5%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
- GoodOld Priory Junior AcademyPrimary · Academy converter · PL7 1QN
- GoodPlympton St Mary's CofE Infant SchoolPrimary · Academy converter · PL7 1QW
- Not ratedLongcause Community Special SchoolNot applicable · Community special school · PL7 1JB
- Not ratedPlympton St Maurice Primary SchoolPrimary · Academy converter · PL7 1UB
- Not ratedYealmpstone Farm Primary SchoolPrimary · Community school · PL7 1XQ
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£15,408
Section 24 credit£0
Annual tax due£206
Post-tax Monthly profit annual£283
Exit costs
Projected sale price (5y · 2%/yr growth)£220,816
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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£7,093
Rates as of Oct 2024
Acquisition costs
£82,311cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£15,111
Legal + survey£1,700
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£82,311
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A fantastic opportunity to invest, modernise and make your own, 39 Wolverwood Lane is ideally positioned in a highly sought-after family pocket of Plympton. Offering plenty of potential, generous garden spaces and a great foundation to create a home that truly suits your lifestyle, this property is ready for its next chapter!
Description
A three-bedroom end terrace property situated in a popular residential area of Plympton, offering excellent potential for buyers looking t…
Floor plans
Listing metazoopla · Bradleys Estate Agents - Plympton
About this listing
13 days · ZooplaPrice history
5-year price trend
Monthly profit
+£33
Cash needed
£82K
Return after costs
0.48%
IRR
0.82%
Listed 13d ago
Wolverwood Lane, Plympton, Devon PL7
terraced · 3 bed · 1 bath
£200,000
est £1,284 · 7.70% gross
EPC CListed building
Priced below market
1 / 26
84/100
Strong
Real 7.70% — fundamentals work.
Priced below market -4% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.70% Return before costs — above-market
Price
£200K
4% below sold comps
Return before costs
7.70%
est rent £1,284/monot enough comparablesRange £1,201–£1,373/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
C
Energy rating
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: £1,201–£1,373/mo · n=95
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 £150,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£33
after mortgage, operating costs & tax
Rent in£1,284/mo gross
£1,235/mo collected · £49/mo lost to voids
Where it goes
£813Mortgage£381Costs
£33/mo left as profit · 3% of rent kept
Mortgage£813
Costs£381
Management£128
Maintenance£50
Insurance£28
CapEx reserve£64
Voids + council tax£7
Ltd co. accounts£104
Tax£8
Profit+£33
Returns
Return before costs on price7.70%
Cash return on cash0.48%
Gross margin£853
Cash needed£82,311
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.52
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Plymouth · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Plymouth
- LHA monthly cap:
- £798
- Scheme type:
- other
- 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 | £15,408 | £4,576 | £9,750 | £0 | £206 | £876 | £876 |
| Year 2 | £15,870 | £4,713 | £9,750 | £0 | £267 | £1,140 | £2,016 |
| Year 3 | £16,346 | £4,855 | £9,750 | £0 | £331 | £1,410 | £3,426 |
| Year 4 | £16,837 | £5,001 | £9,750 | £0 | £396 | £1,690 | £5,116 |
| Year 5 | £17,342 | £5,151 | £9,750 | £0 | £464 | £1,977 | £7,093 |
Rent by the room upside
What we verified
6015
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaListed
Building condition▾
EPCEnergy efficiency ratingC
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 miWide · CV 44.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£93
CGT yr 5£0 · company level
5y net total£7,093
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£4,000
Cash needed£82,311
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 fantastic opportunity to invest, modernise and make your own, 39 Wolverwood Lane is ideally positioned in a highly sought-after family pocket of Plympton. Offering plenty of potential, generous garden spaces and a great foundation to create a home that truly suits your lifestyle, this property is ready for its next chapter!
Description
A three-bedroom end terrace property situated in a popular residential area of Plympton, offering excellent potential for buyers looking t…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice