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Year 5 disposal
BMV -11%
⊞ View all 12
83/ 100
Strong
Strong investment fundamentals.
Why it works
- 7.52% return before costs — above-market
- Priced below market -11% 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
+£38/mo
Barely breaks even each month
Price vs market
Below market value
-11% vs 12 sold · interior unseen
Return · IRR
0.9%/yr
Modest annualised return
Cash left in
£86K
Stays in after refinancing at value
Price £230KCash to buy £107KReturn before costs on price 7.52%5-yr return on cash 8%Rent est. £1,442 (£1,350–£1,540)
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: £1,350–£1,540/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£22,558–£42,108 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £172,500 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£38
after mortgage, operating costs & tax
Rent in£1,442/mo gross
£1,387/mo collected · £55/mo lost to voids
Where it goes
£934Mortgage£405Costs
£38/mo left as profit · 3% of rent kept
Mortgage£934
Costs£405
Management£144
Maintenance£50
Insurance£28
CapEx reserve£72
Voids + council tax£7
Ltd co. accounts£104
Tax£9
Profit+£38
Returns
Return before costs on price7.52%
Cash return on cash0.43%
Gross margin£981
Cash needed£107,327
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.48
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 | £17,304 | £4,862 | £11,213 | £0 | £234 | £996 | £996 |
| Year 2 | £17,823 | £5,007 | £11,213 | £0 | £305 | £1,298 | £2,294 |
| Year 3 | £18,358 | £5,158 | £11,213 | £0 | £378 | £1,610 | £3,904 |
| Year 4 | £18,909 | £5,312 | £11,213 | £0 | £453 | £1,931 | £5,834 |
| Year 5 | £19,476 | £5,472 | £11,213 | £0 | £530 | £2,262 | £8,096 |
Disposal gain (gross)-£27,787
CGT£0
Net Disposal proceeds£247,590
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 cohortMK41 0DB · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Cambridge · 37.5 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 · 1130 sqft
£28k–£54k
£ per sqft
building cost only
£24–£48
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£7,910–£14,690
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,430–£23,730
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 history9d on marketno cuts yet
Strategy matrix
Rent it out wins — +£38/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 | 7.52% | +£38 | £107,327 | 7.5% | Low | Feasible |
| Housing-benefit rent | 5.20% | -£379 | £107,327 | -14.7% | Med | Feasible |
| Council lease | 5.20% | -£269 | £107,327 | -12.7% | Low | Feasible |
| Refurb & refinance | 7.52% | +£38 | £130,858 | 6.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £287,408 | -3% | Med | Feasible |
| Rent by the room | 9.39% | -£312 | £107,327 | -7.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Bedford · cap £997/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bedford
- LHA monthly cap:
- £997
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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
+£37/mo cash flow vs Rent it out if converted to Rent by the room
12.52% Return before costs on price converted vs 7.52% 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 91 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (1 double, 0 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Bedford adopted standard (6.51/10.22 m²; Bedford BC HMO licensing pages; HMO Good Practice Guide (April 2018)); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Bedford runs borough-wide additional HMO licensing — a licence is likely required even below 5 occupants
🔒 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 double
Sized to Bedford'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+£56
Return before costs on price7.52%
Cash needed£69,398
If converted to Rent by the room
Monthly profit+£93
Return before costs on price12.52%
Cash needed£85,398
Δ vs Rent it out Monthly profit+£37
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£53,890–£101,180full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£4,520–£7,910
- Replumb£3,390–£6,780
- Windows£11,300–£20,340
- Paint + decor£7,910–£14,690
- Flooring£12,430–£23,730
Comparables
sold within 0.5 miMed · CV 10.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodPutnoe Primary SchoolPrimary · Academy converter · MK41 0DH
- Not ratedGoldington Green AcademyPrimary · Academy converter · MK41 0DP
- Not ratedRenhold VC Primary SchoolPrimary · Voluntary controlled school · MK41 0LU
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£17,304
Section 24 credit£0
Annual tax due£234
Post-tax Monthly profit annual£330
Exit costs
Projected sale price (5y · 2%/yr growth)£253,939
Capital gain (pre-CGT)£23,939
Sale costs (~2.5%)£6,348
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£8,096
Rates as of Oct 2024
Acquisition costs
£107,327cash neededPurchase price£230,000
Deposit (25%)£57,500
Stamp duty+5% additional-property surcharge£13,600
Refurb£30,077
Legal + survey£1,700
Mortgage fees£4,450
Total cash neededdeposit + costs (loan covers the rest)£107,327
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
No Onward Chain | Fantastic Potential
An excellent opportunity to purchase this mid-terraced property, offered for sale with no onward chain and requiring modernisation throughout, allowing the new owner to update and personalise the home to their own taste.
The accommodation on offer briefly consists: Entrance hall, lounge/dining room with storage, a kitchen fitted with base and wall units and a downstairs WC. Stairs then lead to the first floor landing with three bedrooms…
Floor plans
Listing metazoopla · Good Move
About this listing
9 days · ZooplaPrice history
5-year price trend
Monthly profit
+£38
Cash needed
£107K
Return after costs
0.43%
IRR
0.88%
Listed 9d ago
Radnor Walk, Bedford MK41
terraced · 3 bed · 1 bath · 1,130 sqft
£230,000
est £1,442 · 7.52% gross
EPC C
Priced below market
1 / 12
83/100
Strong
Real 7.52% — fundamentals work.
Priced below market -11% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.52% Return before costs — above-market
Price
£230K
11% below sold comps
Return before costs
7.52%
est rent £1,442/monot enough comparablesRange £1,350–£1,540/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: £1,350–£1,540/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£22,558–£42,108 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £172,500 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£38
after mortgage, operating costs & tax
Rent in£1,442/mo gross
£1,387/mo collected · £55/mo lost to voids
Where it goes
£934Mortgage£405Costs
£38/mo left as profit · 3% of rent kept
Mortgage£934
Costs£405
Management£144
Maintenance£50
Insurance£28
CapEx reserve£72
Voids + council tax£7
Ltd co. accounts£104
Tax£9
Profit+£38
Returns
Return before costs on price7.52%
Cash return on cash0.43%
Gross margin£981
Cash needed£107,327
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.48
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Bedford · cap £997/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bedford
- LHA monthly cap:
- £997
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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 | £17,304 | £4,862 | £11,213 | £0 | £234 | £996 | £996 |
| Year 2 | £17,823 | £5,007 | £11,213 | £0 | £305 | £1,298 | £2,294 |
| Year 3 | £18,358 | £5,158 | £11,213 | £0 | £378 | £1,610 | £3,904 |
| Year 4 | £18,909 | £5,312 | £11,213 | £0 | £453 | £1,931 | £5,834 |
| Year 5 | £19,476 | £5,472 | £11,213 | £0 | £530 | £2,262 | £8,096 |
Rent by the room upside
What we verified
6006
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▾
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 miMed · CV 10.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,243
Annual rental tax£107
CGT yr 5£0 · company level
5y net total£8,096
Acquisition costs
25% deposit£57,500
Stamp duty£13,600
Refurb£30,077
Legal + survey£1,700
Mortgage + broker£4,450
Cash needed£107,327
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
No Onward Chain | Fantastic Potential
An excellent opportunity to purchase this mid-terraced property, offered for sale with no onward chain and requiring modernisation throughout, allowing the new owner to update and personalise the home to their own taste.
The accommodation on offer briefly consists: Entrance hall, lounge/dining room with storage, a kitchen fitted with base and wall units and a downstairs WC. Stairs then lead to the first floor landing with three bedrooms…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice