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Year 5 disposal
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75/ 100
Solid
7.54% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.54% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 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
+£32/mo
Barely breaks even each month
Price vs market
Above comparable sales
+21% vs 12 sold
Return · IRR
0.7%/yr
Modest annualised return
Cash to get in
£75K
Deposit + fees + refurb
Price £220KReturn before costs on price 7.54%5-yr return on cash 10%Rent est. £1,383 (£1,349–£1,418)
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: £1,349–£1,418/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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
+£32
after mortgage, operating costs & tax
Rent in£1,383/mo gross
£1,330/mo collected · £53/mo lost to voids
Where it goes
£894Mortgage£397Costs
£32/mo left as profit · 2% of rent kept
Mortgage£894
Costs£397
Management£138
Maintenance£50
Insurance£28
CapEx reserve£69
Voids + council tax£7
Ltd co. accounts£104
Tax£8
Profit+£32
Returns
Return before costs on price7.54%
Cash return on cash0.51%
Gross margin£933
Cash needed£75,250
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.49
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 | £16,596 | £4,758 | £10,725 | £0 | £211 | £902 | £902 |
| Year 2 | £17,094 | £4,901 | £10,725 | £0 | £279 | £1,189 | £2,090 |
| Year 3 | £17,607 | £5,048 | £10,725 | £0 | £348 | £1,486 | £3,576 |
| Year 4 | £18,135 | £5,200 | £10,725 | £0 | £420 | £1,790 | £5,366 |
| Year 5 | £18,679 | £5,356 | £10,725 | £0 | £494 | £2,104 | £7,470 |
Disposal gain (gross)£875
CGT£166
Net Disposal proceeds£236,659
What we verified
What we verified
51065 ok · 1 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 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 cohortPE7 3RJ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Cambridge · 42 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 · 2-bath · 1012 sqft
£29k–£56k
£ per sqft
building cost only
£28–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£7,084–£13,156
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,132–£21,252
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 — +£32/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 | 7.54% | +£32 | £75,250 | 9.9% | Low | Feasible |
| Housing-benefit rent | 4.41% | -£481 | £75,250 | -31.1% | Med | Feasible |
| Council lease | 0.00% | -£1,076 | £75,250 | -86.7% | Low | Feasible |
| Refurb & refinance | 7.54% | +£32 | £86,790 | 8.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £236,490 | 10% | Med | Feasible |
| Rent by the room | 9.56% | -£304 | £75,250 | -9.8% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £808/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Peterborough
- LHA monthly cap:
- £808
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
+£76/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 7.54% as-is
🔓 +2 bedrooms potential
medium confidence3 → 5 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 6 habitable rooms (3 beds + 3 reception(s)) in 94 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (1 double, 1 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Huntingdonshire adopted standard (6.51/10.22 m²; HDC HMO Standards (Revised November 2009) + HMO Licensing Conditions); kitchen 5.5 m² is below the ~7.0 m² standard for 5 occupants — extend/relocate kitchen within the works; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 5 bed HMO+1 double, +1 single
HMO licence
Sized to Huntingdonshire'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+£49
Return before costs on price7.54%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit+£76
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£55,460–£103,960full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£4,048–£7,084
- Replumb£3,036–£6,072
- Windows£10,120–£18,216
- Paint + decor£7,084–£13,156
- Flooring£11,132–£21,252
Comparables
sold within 0.5 miWide · CV 35.2%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
- GoodFarcet CofE (C) Primary SchoolPrimary · Academy sponsor led · PE7 3AR
- GoodFourfields Community Primary SchoolPrimary · Community school · PE7 3ZT
- GoodStilton Church of England Primary AcademyPrimary · Academy sponsor led · PE7 3RF
- GoodWilliam de Yaxley Church of England AcademyPrimary · Academy sponsor led · PE7 3JL
- GoodYaxley Infant SchoolPrimary · Community school · PE7 3LU
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£16,596
Section 24 credit£0
Annual tax due£211
Post-tax Monthly profit annual£263
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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£7,470
Rates as of Oct 2024
Acquisition costs
£75,250cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£1,350
Legal + survey£1,700
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£75,250
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
£220,000 - £245,000 (Guide Price) There is rather more to 2 Bell Cottage than its frontage initially suggests. Offering over 1,000 sq ft of accommodation, this three-bedroom home combines generous living space with some surprisingly individual features, including a large conservatory, integral garage and a principal bedroom with its own en suite and private balcony. Better still, it is being sold with no onward chain.
Set along Fen Street in the popular village of Stilton, t…
Floor plans
Nearby active comparables11 rentals · 5 deals
Comparable rentals
PE7 · same beds + typeMedian nearby: £1,350/mo · 10 of 11 already let-£33 vs our est
- Bayleaf Avenue, Peterborough PE7Let3b£1,350/moMay 2026
- Brickstead Road, Peterborough, Cambri…3b£1,350/moMay 2026
- Leaf Living at Great Haddon Wood, Pet…Let3b£1,370/moMay 2026
- Hargate Way, Hampton Hargate, Peterbo…Let3b£1,350/moMay 2026
- 3 bedroom Terraced House in Southwold…Let3b£1,375/moMay 2026
- Southwold Drive, Hampton Beach, Peter…Let3b£1,425/moMay 2026
- Hargate Way, Hampton Hargate, Peterbo…Let3b£1,395/moMay 2026
- Vale Drive, Hampton Vale, Peterboroug…Let3b£1,150/moMay 2026
- Beaumont Way, Hampton Hargate, Peterb…Let3b£1,250/moMay 2026
- Benington Close, Hampton Gardens, Pet…Let3b£750/moMay 2026
- Molyneux Square, Hampton Vale PE7Let3b£1,400/moDec 2025
Listing metazoopla · Frank Modern Estate Agents
About this listing
10 days · ZooplaPrice history
5-year price trend
Monthly profit
+£32
Cash needed
£75K
Return after costs
0.51%
IRR
0.67%
Listed 10d ago
Fen Street, Stilton PE7
terraced · 3 bed · 2 bath · 1,012 sqft
£220,000
est £1,383 · 7.54% gross
EPC DConservation area
1 / 27
75/100
Solid
7.54% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.54% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£220K
21% above sold comps
Return before costs
7.54%
est rent £1,383/monot enough comparablesRange £1,349–£1,418/mo (Q1–Q3)
Bedrooms
3
2 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: £1,349–£1,418/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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
+£32
after mortgage, operating costs & tax
Rent in£1,383/mo gross
£1,330/mo collected · £53/mo lost to voids
Where it goes
£894Mortgage£397Costs
£32/mo left as profit · 2% of rent kept
Mortgage£894
Costs£397
Management£138
Maintenance£50
Insurance£28
CapEx reserve£69
Voids + council tax£7
Ltd co. accounts£104
Tax£8
Profit+£32
Returns
Return before costs on price7.54%
Cash return on cash0.51%
Gross margin£933
Cash needed£75,250
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.49
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £808/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Peterborough
- LHA monthly cap:
- £808
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 | £16,596 | £4,758 | £10,725 | £0 | £211 | £902 | £902 |
| Year 2 | £17,094 | £4,901 | £10,725 | £0 | £279 | £1,189 | £2,090 |
| Year 3 | £17,607 | £5,048 | £10,725 | £0 | £348 | £1,486 | £3,576 |
| Year 4 | £18,135 | £5,200 | £10,725 | £0 | £420 | £1,790 | £5,366 |
| Year 5 | £18,679 | £5,356 | £10,725 | £0 | £494 | £2,104 | £7,470 |
Rent by the room upside
What we verified
5205
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaCA
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
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 35.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,145
Annual rental tax£90
CGT yr 5£0 · company level
5y net total£7,470
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£1,350
Legal + survey£1,700
Mortgage + broker£4,300
Cash needed£75,250
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
£220,000 - £245,000 (Guide Price) There is rather more to 2 Bell Cottage than its frontage initially suggests. Offering over 1,000 sq ft of accommodation, this three-bedroom home combines generous living space with some surprisingly individual features, including a large conservatory, integral garage and a principal bedroom with its own en suite and private balcony. Better still, it is being sold with no onward chain.
Set along Fen Street in the popular village of Stilton, t…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice