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Year 5 disposal
BMV -6%
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85/ 100
Strong
8.48% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.48% return before costs — above-market
- Priced below market -6% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- 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
+£17/mo
Barely breaks even each month
Price vs market
Below market value
-6% vs 12 sold · interior unseen
Return · IRR
0.8%/yr
Modest annualised return
Cash left in
£62K
Stays in after refinancing at value
Price £120KCash to buy £68KReturn before costs on price 8.48%5-yr return on cash 6%Rent est. £848 (£808–£890)
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: £808–£890/mo · n=27
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£20,614–£38,479 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £90,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£17
after mortgage, operating costs & tax
Rent in£848/mo gross
£815/mo collected · £33/mo lost to voids
Where it goes
£488Mortgage£307Costs
£17/mo left as profit · 2% of rent kept
Mortgage£488
Costs£307
Management£85
Maintenance£50
Insurance£20
CapEx reserve£42
Voids + council tax£6
Ltd co. accounts£104
Tax£4
Profit+£17
Returns
Return before costs on price8.48%
Cash return on cash0.29%
Gross margin£508
Cash needed£67,985
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.67
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 | £10,176 | £3,689 | £5,850 | £0 | £121 | £516 | £516 |
| Year 2 | £10,481 | £3,800 | £5,850 | £0 | £158 | £674 | £1,190 |
| Year 3 | £10,796 | £3,914 | £5,850 | £0 | £196 | £836 | £2,026 |
| Year 4 | £11,120 | £4,031 | £5,850 | £0 | £235 | £1,004 | £3,030 |
| Year 5 | £11,453 | £4,152 | £5,850 | £0 | £276 | £1,175 | £4,205 |
Disposal gain (gross)-£26,008
CGT£0
Net Disposal proceeds£129,177
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 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.
Area
Flood riskChecking…
FloodriskEA
Crime riskChecking…
Crimeriskpolice.uk
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
Wales uses a separate schools register — GIAS (the source we use for England) doesn't cover it.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortSA5 7DD · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Cardiff University · 56.4 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 history0d on marketno cuts yet
Strategy matrix
Council lease wins — +£117/mo · £100/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 | 8.48% | +£17 | £67,985 | 6.2% | Low | Feasible |
| Housing-benefit rent | 5.49% | -£260 | £67,985 | -17.8% | Med | Feasible |
| ⭐ Council lease | 8.48% | +£117 | £67,985 | 13.1% | Low | Feasible |
| Refurb & refinance | 8.48% | +£17 | £84,979 | 4.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £166,179 | -13% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Swansea · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swansea
- LHA monthly cap:
- £549
- Scheme type:
- leasing
- Premium:
- +800% 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
+£427/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 8.48% as-is
As-is Rent it out
Monthly profit+£13
Return before costs on price8.48%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costs on price24.00%
Cash needed£57,898
Δ vs Rent it out Monthly profit+£427
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£38,239–£72,000full refurb + room split
⚠️ Capped at 60% of £120,000 asking (£72,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,739–£15,478
- 1 × bathroom£5,106–£9,361
- Rewire£2,902–£5,079
- Replumb£2,177–£4,353
- Windows£7,256–£13,060
- Paint + decor£5,079–£9,432
- Flooring£7,981–£15,237
Comparables
sold within 0.5 miWide · CV 24.0%Med confidence
Loading nearby sold…
Location & area intelligence
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
- Not ratedClwyd Community Primary SchoolNot applicable · Welsh establishment · SA5 7AZ
- Not ratedGwyrosydd PrimaryNot applicable · Welsh establishment · SA5 7DJ
- Not ratedLlangyfelach Primary SchoolNot applicable · Welsh establishment · SA5 7JE
- Not ratedYsgol Gyfun Gymraeg Bryn TaweNot applicable · Welsh establishment · SA5 7BU
- Not ratedYsgol Gynradd Gymraeg TirdeunawNot applicable · Welsh establishment · SA5 7HP
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£10,176
Section 24 credit£0
Annual tax due£121
Post-tax Monthly profit annual£125
Exit costs
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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£4,205
Rates as of Oct 2024
Acquisition costs
£67,985cash neededPurchase price£120,000
Deposit (25%)£30,000
Stamp duty+4% higher-rate surcharge£6,000
Refurb£27,485
Legal + survey£1,700
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£67,985
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A wonderful opportunity to acquire this lovely two-bedroom mid-terrace property, situated on a quiet residential road in the highly sought-after area of Treboeth. Offering off-road parking to the front and an incredible rear garden, this property is the perfect starting point for first-time buyers looking to create a home of their own.
Although in need of some modernisation, the property offers fantastic potential for buyers to put their own stamp on it and create something…
Floor plans
Listing metazoopla · Dawsons - Swansea Sales, Auction and Commercial
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£17
Cash needed
£68K
Return after costs
0.29%
IRR
0.81%
Penlan Road, Treboeth, Swansea SA5
terraced · 2 bed · 1 bath
£120,000
est £848 · 8.48% gross
Priced below market
1 / 23
85/100
Strong
8.48% — verify the rent + comps locally.
Priced below market -6% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.48% Return before costs — above-market
Price
£120K
6% below sold comps
Return before costs
8.48%
est rent £848/monot enough comparablesRange £808–£890/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: £808–£890/mo · n=27
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£20,614–£38,479 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £90,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£17
after mortgage, operating costs & tax
Rent in£848/mo gross
£815/mo collected · £33/mo lost to voids
Where it goes
£488Mortgage£307Costs
£17/mo left as profit · 2% of rent kept
Mortgage£488
Costs£307
Management£85
Maintenance£50
Insurance£20
CapEx reserve£42
Voids + council tax£6
Ltd co. accounts£104
Tax£4
Profit+£17
Returns
Return before costs on price8.48%
Cash return on cash0.29%
Gross margin£508
Cash needed£67,985
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.67
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Swansea · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swansea
- LHA monthly cap:
- £549
- Scheme type:
- leasing
- Premium:
- +800% 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 | £10,176 | £3,689 | £5,850 | £0 | £121 | £516 | £516 |
| Year 2 | £10,481 | £3,800 | £5,850 | £0 | £158 | £674 | £1,190 |
| Year 3 | £10,796 | £3,914 | £5,850 | £0 | £196 | £836 | £2,026 |
| Year 4 | £11,120 | £4,031 | £5,850 | £0 | £235 | £1,004 | £3,030 |
| Year 5 | £11,453 | £4,152 | £5,850 | £0 | £276 | £1,175 | £4,205 |
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 24.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,170
Annual rental tax£47
CGT yr 5£0 · company level
5y net total£4,205
Acquisition costs
25% deposit£30,000
Stamp duty£6,000
Refurb£27,485
Legal + survey£1,700
Mortgage + broker£2,800
Cash needed£67,985
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 wonderful opportunity to acquire this lovely two-bedroom mid-terrace property, situated on a quiet residential road in the highly sought-after area of Treboeth. Offering off-road parking to the front and an incredible rear garden, this property is the perfect starting point for first-time buyers looking to create a home of their own.
Although in need of some modernisation, the property offers fantastic potential for buyers to put their own stamp on it and create something…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice