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Year 5 disposal
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0/ 100
Weak
5.10% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£692/mo — heavily negative — needs monthly capital injection
- -3.5% 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.
- 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
−£692/mo
You top up £692/mo
Price vs market
Above comparable sales
+242% vs 12 sold
Return · IRR
-3.5%/yr
Loses money over 5 years
Cash to get in
£316K
Deposit + fees + refurb
Price £800KReturn before costs on price 5.10%5-yr return on cash -8%Rent est. £3,402 (£3,089–£3,747)
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: £3,089–£3,747/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £200,000
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 (£22,218–£41,474 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £600,000 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£692
after mortgage, operating costs & tax
Rent in£3,402/mo gross
£3,271/mo collected · £131/mo lost to voids
Where it goes
£3,250Mortgage£713Costs
Outgoings exceed rent — you top up £692/mo
Mortgage£3,250
Costs£713
Management£340
Maintenance£50
Insurance£40
CapEx reserve£170
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£692
Returns
Return before costs on price5.10%
Cash return on cash-2.63%
Gross margin£2,558
Cash needed£315,524
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
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 | £40,824 | £8,553 | £39,000 | £0 | £0 | -£6,729 | -£6,729 |
| Year 2 | £42,049 | £8,810 | £39,000 | £0 | £0 | -£5,761 | -£12,490 |
| Year 3 | £43,310 | £9,074 | £39,000 | £0 | £0 | -£4,764 | -£17,254 |
| Year 4 | £44,609 | £9,346 | £39,000 | £0 | £0 | -£3,737 | -£20,991 |
| Year 5 | £45,948 | £9,627 | £39,000 | £0 | £0 | -£2,679 | -£23,669 |
Disposal gain (gross)-£41,341
CGT£0
Net Disposal proceeds£861,183
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & 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 approvable94% likely
Confidence: medium
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~4.0% within 100m (4 known HMOs) — below the 10% threshold
- local council HMO approval rate 94% (349 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- 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
≈4.0% within 100 m vs 10% policy
4 known HMOs within 100 m
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 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 profileFamily let
Tenant profilelikely cohortBA1 2NB · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Bath · 2.9 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1700 sqft
£41k–£80k
£ per sqft
building cost only
£24–£47
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£11,900–£22,100
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£18,700–£35,700
Guide rates · UK May 2026
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 history10d on marketno cuts yet
Strategy matrix
Rent it out wins — -£692/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 | 5.10% | -£692 | £315,524 | -7.5% | Low | Feasible |
| Housing-benefit rent | 2.91% | -£2,000 | £315,524 | -33.5% | Med | Feasible |
| Council lease | 2.91% | -£1,601 | £315,524 | -28.5% | Low | Feasible |
| Refurb & refinance | 5.10% | -£692 | £367,374 | -6.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£194 | £914,374 | 5% | Med | Feasible |
| Rent by the room | 4.80% | -£1,883 | £315,524 | -29.1% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- Scheme type:
- leasing
- 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
-£1,545/mo cash flow vs Rent it out if converted to Rent by the room
3.60% Return before costs on price converted vs 5.10% as-is
As-is Rent it out
Monthly profit-£567
Return before costs on price5.10%
Cash needed£211,898
If converted to Rent by the room
Monthly profit-£2,112
Return before costs on price3.60%
Cash needed£227,898
Δ vs Rent it out Monthly profit-£1,545
Show conversion detail
Conversion cost estimate
£31,200
Range: £24,000 – £40,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 94% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~4.0% within 100m (4 known HMOs) — below the 10% threshold
- local council HMO approval rate 94% (349 decisions)
4 known HMOs within 100 m · ≈4.0% within 100 m vs 10% policy
£88,740–£168,530full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£6,800–£13,600
- Replumb£5,100–£11,900
- Windows£17,000–£32,300
- Paint + decor£15,300–£27,200
- Flooring£22,100–£40,800
Comparables
sold within 0.5 miWide · CV 43.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (Bath and North East Somerset)
4 known HMOs within 100 m · ≈4.0% within 100 m vs 10% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodSt Andrew's Church SchoolPrimary · Academy converter · BA1 2SN
- Not ratedBath AcademyNot applicable · Other independent school · BA1 2HX
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£40,824
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,299
Exit costs
Projected sale price (5y · 2%/yr growth)£883,265
Capital gain (pre-CGT)£83,265
Sale costs (~2.5%)£22,082
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-£23,669
Rates as of Oct 2024
Acquisition costs
£315,524cash neededPurchase price£800,000
Deposit (25%)£200,000
Stamp duty+5% additional-property surcharge£70,000
Refurb£29,624
Legal + survey£2,900
Mortgage fees£13,000
Total cash neededdeposit + costs (loan covers the rest)£315,524
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A well-presented and deceptively spacious house in this prime city centre location with the added benefit of driveway parking and landscaped gardens. This charming house offers over 1,700 square feet of versatile accommodation arranged over three floors and retains a number of delightful features such as high ceilings, stripped wooden floorboards and feature fireplaces. Accommodation
Entrance porch
entrance hall
sitting room with wood burner
dining room
kitchen breakfas…
Floor plans
Nearby active comparables11 rentals · 5 deals
Comparable rentals
BA1 · same beds + typeMedian nearby: £3,000/mo · 9 of 11 already let-£402 vs our est
- Locksbrook Road, Bath, BA1Let4b£3,000/moMay 2026
- St. James's Park, Bath, BA1Let4b£3,000/moMay 2026
- Monmouth Place, Bath4b£3,000/moMay 2026
- Cork Terrace,Lower Weston,Bath,BA1Let4b£3,200/moMay 2026
- St. James's Park, Bath, BA1Let4b£3,000/moMay 2026
- Locksbrook Road, Bath, BA1Let4b£3,000/moMay 2026
- Alpine Gardens, Bath, BA14b£2,800/moMay 2026
- St. James's Park, Bath BA1Let4b£3,000/moApr 2026
- Locksbrook Road, Bath BA1Let4b£3,000/moApr 2026
- Alpine Gardens, Bath BA1Let4b£2,800/moApr 2026
- Charlotte Street, Bath, Somerset BA1Let4b£3,500/moNov 2025
Listing metazoopla · Whiteley Helyar
About this listing
10 days · ZooplaPrice history
5-year price trend
Monthly profit
−£692
Cash needed
£316K
Return after costs
-2.63%
IRR
-3.50%
Listed 10d ago
Crescent Gardens, Bath BA1
terraced · 4 bed · 2 bath · 1,700 sqft
£800,000
est £3,402 · 5.10% gross
1 / 20
0/100
Marginal
5.10% — verify the rent + comps locally.
5.10% Return before costs — around the area average for this property type.
Monthly profit −£692/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£800K
242% above sold comps
Return before costs
5.10%
est rent £3,402/monot enough comparablesRange £3,089–£3,747/mo (Q1–Q3)
Bedrooms
4
2 bath
Energy rating
—
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: £3,089–£3,747/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £200,000
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 (£22,218–£41,474 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £600,000 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£692
after mortgage, operating costs & tax
Rent in£3,402/mo gross
£3,271/mo collected · £131/mo lost to voids
Where it goes
£3,250Mortgage£713Costs
Outgoings exceed rent — you top up £692/mo
Mortgage£3,250
Costs£713
Management£340
Maintenance£50
Insurance£40
CapEx reserve£170
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£692
Returns
Return before costs on price5.10%
Cash return on cash-2.63%
Gross margin£2,558
Cash needed£315,524
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- Scheme type:
- leasing
- 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 | £40,824 | £8,553 | £39,000 | £0 | £0 | -£6,729 | -£6,729 |
| Year 2 | £42,049 | £8,810 | £39,000 | £0 | £0 | -£5,761 | -£12,490 |
| Year 3 | £43,310 | £9,074 | £39,000 | £0 | £0 | -£4,764 | -£17,254 |
| Year 4 | £44,609 | £9,346 | £39,000 | £0 | £0 | -£3,737 | -£20,991 |
| Year 5 | £45,948 | £9,627 | £39,000 | £0 | £0 | -£2,679 | -£23,669 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 43.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£7,800
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£23,669
Acquisition costs
25% deposit£200,000
Stamp duty£70,000
Refurb£29,624
Legal + survey£2,900
Mortgage + broker£13,000
Cash needed£315,524
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 well-presented and deceptively spacious house in this prime city centre location with the added benefit of driveway parking and landscaped gardens. This charming house offers over 1,700 square feet of versatile accommodation arranged over three floors and retains a number of delightful features such as high ceilings, stripped wooden floorboards and feature fireplaces. Accommodation
Entrance porch
entrance hall
sitting room with wood burner
dining room
kitchen breakfas…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice