Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 9
2/ 100
Weak
5.21% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£394/mo — significantly negative — real recurring drain
- -3.8% 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
−£394/mo
You top up £394/mo
Price vs market
Above comparable sales
+37% vs 12 sold
Return · IRR
-3.8%/yr
Loses money over 5 years
Cash to get in
£135K
Deposit + fees + refurb
Price £347KReturn before costs on price 5.21%5-yr return on cash -12%Rent est. £1,506 (£1,429–£1,587)
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: £1,429–£1,587/mo · n=40
Financing
DepositYour cash in — the rest is the mortgage25% · £86,750
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £260,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£394
after mortgage, operating costs & tax
Rent in£1,506/mo gross
£1,448/mo collected · £58/mo lost to voids
Where it goes
£1,410Mortgage£432Costs
Outgoings exceed rent — you top up £394/mo
Mortgage£1,410
Costs£432
Management£151
Maintenance£67
Insurance£28
CapEx reserve£75
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£394
Returns
Return before costs on price5.21%
Cash return on cash-3.50%
Gross margin£1,016
Cash needed£134,916
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.03
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 | £18,072 | £5,188 | £16,916 | £0 | £0 | -£4,033 | -£4,033 |
| Year 2 | £18,614 | £5,344 | £16,916 | £0 | £0 | -£3,646 | -£7,679 |
| Year 3 | £19,173 | £5,504 | £16,916 | £0 | £0 | -£3,248 | -£10,927 |
| Year 4 | £19,748 | £5,669 | £16,916 | £0 | £0 | -£2,838 | -£13,764 |
| Year 5 | £20,340 | £5,839 | £16,916 | £0 | £0 | -£2,416 | -£16,180 |
Disposal gain (gross)-£15,423
CGT£0
Net Disposal proceeds£373,538
What we verified
What we verified
30093 ok · 0 caution · 0 fail · 9 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable83% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 83% (446 decisions)
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 50 m vs 10% policy
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 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 profileFamily let
Tenant profilelikely cohortNN5 7PZ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Oxford Brookes · 60.5 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 · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£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£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£394/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 | 5.21% | -£394 | £134,916 | -12.0% | Low | Feasible |
| Housing-benefit rent | 3.11% | -£947 | £134,916 | -37.6% | Med | Feasible |
| Council lease | 3.11% | -£756 | £134,916 | -31.8% | Low | Feasible |
| Refurb & refinance | 5.21% | -£394 | £158,310 | -10.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £395,005 | 5% | Med | Feasible |
| Rent by the room | 6.22% | -£820 | £134,916 | -28.2% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Northampton · cap £898/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Northampton
- LHA monthly cap:
- £898
- Scheme type:
- leasing
- Premium:
- +0% 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
-£7/mo cash flow vs Rent it out if converted to Rent by the room
8.30% Return before costs on price converted vs 5.21% as-is
As-is Rent it out
Monthly profit-£336
Return before costs on price5.21%
Cash needed£98,648
If converted to Rent by the room
Monthly profit-£343
Return before costs on price8.30%
Cash needed£114,648
Δ vs Rent it out Monthly profit-£7
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 83% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 83% (446 decisions)
≈0.0% within 50 m vs 10% policy
£54,690–£102,530full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Comparables
sold within 0.5 miWide · CV 34.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score70 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Local HMO policy & concentration
≈0.0% within 50 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingKings Heath Primary AcademyPrimary · Academy sponsor led · NN5 7LN
- GoodSt James Church of England Primary SchoolPrimary · Academy converter · NN5 7AG
- GoodSt Mary's Catholic Primary SchoolPrimary · Academy converter · NN5 7HX
- Requires improvementCamrose Early Years Centre for Children & FamiliesNursery · Local authority nursery school · NN5 7DE
- Not ratedEarl Spencer Primary SchoolPrimary · Community school · NN5 7DE
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£18,072
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,728
Exit costs
Projected sale price (5y · 2%/yr growth)£383,116
Capital gain (pre-CGT)£36,116
Sale costs (~2.5%)£9,578
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-£16,180
Rates as of Oct 2024
Acquisition costs
£134,916cash neededPurchase price£347,000
Deposit (25%)£86,750
Stamp duty+5% additional-property surcharge£24,700
Refurb£15,111
Legal + survey£2,150
Mortgage fees£6,205
Total cash neededdeposit + costs (loan covers the rest)£134,916
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Plot 54 - the moresby at harlestone grange. Partially walled rear garden This three-bedroom home has a spacious open-plan kitchen with French doors to the garden. A bright and airy dual-aspect lounge, cloakroom and extra storage space complete the ground floor.
Upstairs you'll find an en suite main bedroom, a second double bedroom, a single bedroom/home office and a family bathroom. This home benefits from energy-efficient features including EV charging, pv panels and more.
Floor plans
Listing metazoopla · Barratt Homes - Harlestone Grange
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£394
Cash needed
£135K
Return after costs
-3.50%
IRR
-3.76%
"Moresby" at York Way, Northampton NN5
semi_detached · 3 bed · 2 bath
£347,000
est £1,506 · 5.21% gross
1 / 9
2/100
Marginal
5.21% — verify the rent + comps locally.
5.21% Return before costs — around the area average for this property type.
Monthly profit −£394/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£347K
37% above sold comps
Return before costs
5.21%
est rent £1,506/monot enough comparablesRange £1,429–£1,587/mo (Q1–Q3)
Bedrooms
3
2 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: £1,429–£1,587/mo · n=40
Financing
DepositYour cash in — the rest is the mortgage25% · £86,750
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £260,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£394
after mortgage, operating costs & tax
Rent in£1,506/mo gross
£1,448/mo collected · £58/mo lost to voids
Where it goes
£1,410Mortgage£432Costs
Outgoings exceed rent — you top up £394/mo
Mortgage£1,410
Costs£432
Management£151
Maintenance£67
Insurance£28
CapEx reserve£75
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£394
Returns
Return before costs on price5.21%
Cash return on cash-3.50%
Gross margin£1,016
Cash needed£134,916
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.03
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Northampton · cap £898/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Northampton
- LHA monthly cap:
- £898
- Scheme type:
- leasing
- Premium:
- +0% 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 | £18,072 | £5,188 | £16,916 | £0 | £0 | -£4,033 | -£4,033 |
| Year 2 | £18,614 | £5,344 | £16,916 | £0 | £0 | -£3,646 | -£7,679 |
| Year 3 | £19,173 | £5,504 | £16,916 | £0 | £0 | -£3,248 | -£10,927 |
| Year 4 | £19,748 | £5,669 | £16,916 | £0 | £0 | -£2,838 | -£13,764 |
| Year 5 | £20,340 | £5,839 | £16,916 | £0 | £0 | -£2,416 | -£16,180 |
Rent by the room upside
What we verified
4008
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeUnknown
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 34.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,383
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£16,180
Acquisition costs
25% deposit£86,750
Stamp duty£24,700
Refurb£15,111
Legal + survey£2,150
Mortgage + broker£6,205
Cash needed£134,916
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
Plot 54 - the moresby at harlestone grange. Partially walled rear garden This three-bedroom home has a spacious open-plan kitchen with French doors to the garden. A bright and airy dual-aspect lounge, cloakroom and extra storage space complete the ground floor.
Upstairs you'll find an en suite main bedroom, a second double bedroom, a single bedroom/home office and a family bathroom. This home benefits from energy-efficient features including EV charging, pv panels and more.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice