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Year 5 disposal
BMV -10%
⊞ View all 16
29/ 100
Weak
6.13% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -10% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£182/mo — mildly negative — equity build may cover
- -2.9% 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
−£182/mo
You top up £182/mo
Price vs market
Below market value
-10% vs 12 sold · interior unseen
Return · IRR
-2.9%/yr
Loses money over 5 years
Cash left in
£57K
Stays in after refinancing at value
Price £175KCash to buy £71KReturn before costs on price 6.13%5-yr return on cash -10%Rent est. £894 (£863–£926)
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: £863–£926/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£8,970–£16,744 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
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£182
after mortgage, operating costs & tax
Rent in£894/mo gross
£860/mo collected · £34/mo lost to voids
Where it goes
£711Mortgage£331Costs
Outgoings exceed rent — you top up £182/mo
Mortgage£711
Costs£331
Management£89
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£182
Returns
Return before costs on price6.13%
Cash return on cash-3.09%
Gross margin£529
Cash needed£70,785
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.21
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 | £10,728 | £3,973 | £8,531 | £0 | £0 | -£1,776 | -£1,776 |
| Year 2 | £11,050 | £4,092 | £8,531 | £0 | £0 | -£1,573 | -£3,349 |
| Year 3 | £11,381 | £4,215 | £8,531 | £0 | £0 | -£1,365 | -£4,714 |
| Year 4 | £11,723 | £4,341 | £8,531 | £0 | £0 | -£1,150 | -£5,863 |
| Year 5 | £12,074 | £4,471 | £8,531 | £0 | £0 | -£928 | -£6,791 |
Disposal gain (gross)-£10,026
CGT£0
Net Disposal proceeds£188,384
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 profileMixed demand
Tenant profilelikely cohortS20 2DW · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Sheffield Hallam · 9.6 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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
2-bed · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history1d on marketno cuts yet
Strategy matrix
Council lease wins — -£53/mo · £130/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.13% | -£182 | £70,785 | -9.6% | Low | Feasible |
| Housing-benefit rent | 4.24% | -£448 | £70,785 | -32.3% | Med | Feasible |
| ⭐ Council lease | 6.13% | -£53 | £70,785 | -1.1% | Low | Feasible |
| Refurb & refinance | 6.13% | -£182 | £84,319 | -8.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £203,194 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Sheffield · cap £618/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sheffield
- LHA monthly cap:
- £618
- Scheme type:
- nominee
- Premium:
- +1000% 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 impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£428/mo cash flow vs Rent it out if converted to Rent by the room
16.46% Return before costs on price converted vs 6.13% as-is
As-is Rent it out
Monthly profit-£161
Return before costs on price6.13%
Cash needed£55,648
If converted to Rent by the room
Monthly profit+£267
Return before costs on price16.46%
Cash needed£71,648
Δ vs Rent it out Monthly profit+£428
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£46,200
Range: £39,900 – £54,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,300–£89,300full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£3,600–£6,300
- Replumb£2,700–£5,400
- Windows£9,000–£16,200
- Paint + decor£7,200–£12,600
- Flooring£10,800–£19,800
Comparables
sold within 0.5 miWide · CV 14.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£10,728
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,189
Exit costs
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 profit after CGT-£6,791
Rates as of Oct 2024
Acquisition costs
£70,785cash neededPurchase price£175,000
Deposit (25%)£43,750
Stamp duty+5% additional-property surcharge£9,750
Refurb£11,960
Legal + survey£1,700
Mortgage fees£3,625
Total cash neededdeposit + costs (loan covers the rest)£70,785
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A well-presented two-bedroom semi-detached home, ideally situated within a quiet cul-de-sac in a popular residential area. The property features a modern kitchen, a generously sized lounge, an enclosed rear garden and off-road parking. Conveniently located close to a range of local amenities, with excellent road links providing easy access to Sheffield. This would make an ideal first-time buyer home.
Summary
A well-presented two-bedroom semi-detached home, ideally situated…
Floor plans
Listing metazoopla · Key2go Estate & Letting Agents
About this listing
1 days · ZooplaPrice history
5-year price trend
Monthly profit
−£182
Cash needed
£71K
Return after costs
-3.09%
IRR
-2.85%
Listed 1d ago
Rufford Rise, Sothall, Sheffield S20
semi-detached · 2 bed · 1 bath
£175,000
est £894 · 6.13% gross
Priced below market
1 / 16
29/100
Marginal
6.13% — verify the rent + comps locally.
Priced below market -10% vs 12 nearby sold (last 12 mo)
Price
£175K
10% below sold comps
Return before costs
6.13%
est rent £894/monot enough comparablesRange £863–£926/mo (Q1–Q3)
Bedrooms
2
1 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: £863–£926/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£8,970–£16,744 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
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£182
after mortgage, operating costs & tax
Rent in£894/mo gross
£860/mo collected · £34/mo lost to voids
Where it goes
£711Mortgage£331Costs
Outgoings exceed rent — you top up £182/mo
Mortgage£711
Costs£331
Management£89
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£182
Returns
Return before costs on price6.13%
Cash return on cash-3.09%
Gross margin£529
Cash needed£70,785
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.21
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Sheffield · cap £618/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sheffield
- LHA monthly cap:
- £618
- Scheme type:
- nominee
- Premium:
- +1000% 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 | £10,728 | £3,973 | £8,531 | £0 | £0 | -£1,776 | -£1,776 |
| Year 2 | £11,050 | £4,092 | £8,531 | £0 | £0 | -£1,573 | -£3,349 |
| Year 3 | £11,381 | £4,215 | £8,531 | £0 | £0 | -£1,365 | -£4,714 |
| Year 4 | £11,723 | £4,341 | £8,531 | £0 | £0 | -£1,150 | -£5,863 |
| Year 5 | £12,074 | £4,471 | £8,531 | £0 | £0 | -£928 | -£6,791 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 14.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,706
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,791
Acquisition costs
25% deposit£43,750
Stamp duty£9,750
Refurb£11,960
Legal + survey£1,700
Mortgage + broker£3,625
Cash needed£70,785
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 two-bedroom semi-detached home, ideally situated within a quiet cul-de-sac in a popular residential area. The property features a modern kitchen, a generously sized lounge, an enclosed rear garden and off-road parking. Conveniently located close to a range of local amenities, with excellent road links providing easy access to Sheffield. This would make an ideal first-time buyer home.
Summary
A well-presented two-bedroom semi-detached home, ideally situated…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice