Real 8.09% return before costs but flagged risks need pricing in.
Why it works
8.09% return before costs — above-market
Priced below market -12% 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
+£55/mo
Barely breaks even each month
Price vs market
Below market value
-12% vs 12 sold · interior unseen
Return · IRR
1.5%/yr
Modest annualised return
Cash left in
£56K
Stays in after refinancing at value
Price £175KCash to buy £74KReturn before costson price8.09%5-yr return on cash 11%Rent est. £1,180 (£1,047–£1,330)
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: £1,047–£1,330/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£12,416–£23,177 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £131,250 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot stated on the listing
Heritage& planning constraintsCADW 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.
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — +£191/mo · £136/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
8.09%
+£55
£74,380
10.7%
Low
Feasible
Housing-benefit rent
4.44%
-£407
£74,380
-27.0%
Med
Feasible
⭐ Council lease
8.09%
+£191
£74,380
19.2%
Low
Feasible
Refurb & refinance
8.09%
+£55
£89,752
8.9%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£174
£208,627
1%
Med
Feasible
Rent by the room
13.37%
+£40
£74,380
16.8%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Newport · cap £648/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Newport
LHA monthly cap:
£648
Scheme type:
leasing
Premium:
+900% 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
+£209/mo cash flow vs Rent it out if converted to Rent by the room
16.46% Return before costs on price converted vs 8.09% as-is
As-is Rent it out
Monthly profit+£58
Return before costson price8.09%
Cash needed£55,648
If converted to Rent by the room
Monthly profit+£267
Return before costson price16.46%
Cash needed£71,648
Δ vs Rent it outMonthly profit+£209
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£53,221–£98,211full refurb + room split
What's in this cost
Kitchen£9,000–£18,000
1 × bathroom£6,000–£11,000
Rewire£4,132–£7,231
Replumb£3,099–£6,198
Windows£10,330–£18,594
Paint + decor£8,264–£14,462
Flooring£12,396–£22,726
Comparables
sold within 0.5 mi
Wide · CV 25.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 10 / 100
Loading map…
Transport score10 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
Bassaleg School
Not applicable · Welsh establishment · NP10 8NF
Not rated
Greenfields School
Not applicable · Welsh establishment · NP10 8AT
Not rated
Pentrepoeth C.P. School
Not applicable · Welsh establishment · NP10 8JN
Not rated
St Joseph's R.C.High School
Not applicable · Welsh establishment · NP10 8XH
Not rated
The John Frost School
Not applicable · Welsh establishment · NP10 8YD
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£554/yr kept
Annual gross rent£14,160
Section 24 credit£0
Annual tax due£258
Post-tax Monthly profitannual£554
Exit costs
£7,969 after CGT
Projected sale price (5y · 2%/yr growth)£193,214
Capital gain (pre-CGT)£18,214
Sale costs (~2.5%)£4,830
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£7,969
Rates as of Oct 2024
Acquisition costs
£74,380cash needed
Purchase price£175,000
Deposit (25%)£43,750
Stamp duty+4% higher-rate surcharge£8,750
Refurb£16,555
Legal + survey£1,700
Mortgage fees£3,625
Total cash neededdeposit + costs (loan covers the rest)£74,380
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Beautifully presented three-bedroom terraced home with private driveway & stunning home office
chain free
A beautifully presented three-bedroom terraced home, ideally situated in the popular residential area of Duffryn, Newport. Offering spacious and versatile accommodation over two floors, a private driveway, enclosed rear garden and impressive 129 sq ft garden cabin currently used as a home office/gym, this property is an excellent choice for first-time buyers, families…
Priced below market -12% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.09% Return before costs — above-market
Chain free
Price
£175K
12% below sold comps
Return before costs
8.09%
est rent £1,180/monot enough comparablesRange £1,047–£1,330/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
C
Energy rating
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: £1,047–£1,330/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£12,416–£23,177 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £131,250 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Newport · cap £648/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Newport
LHA monthly cap:
£648
Scheme type:
leasing
Premium:
+900% 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
£14,160
£4,273
£8,531
£0
£258
£1,098
£1,098
Year 2
£14,585
£4,401
£8,531
£0
£314
£1,339
£2,437
Year 3
£15,022
£4,533
£8,531
£0
£372
£1,586
£4,024
Year 4
£15,473
£4,669
£8,531
£0
£432
£1,841
£5,865
Year 5
£15,937
£4,809
£8,531
£0
£493
£2,104
£7,969
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
6006
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingC
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 profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Wide · CV 25.6%Med confidence
Loading nearby sold…
Location & transport
Score 10/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,706
Annual rental tax£154
CGT yr 5£0 · company level
5y net total£7,969
Acquisition costs
£74K
25% deposit£43,750
Stamp duty£8,750
Refurb£16,555
Legal + survey£1,700
Mortgage + broker£3,625
Cash needed£74,380
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
Beautifully presented three-bedroom terraced home with private driveway & stunning home office
chain free
A beautifully presented three-bedroom terraced home, ideally situated in the popular residential area of Duffryn, Newport. Offering spacious and versatile accommodation over two floors, a private driveway, enclosed rear garden and impressive 129 sq ft garden cabin currently used as a home office/gym, this property is an excellent choice for first-time buyers, families…