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Year 5 disposal
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36/ 100
Weak
7.64% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.64% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£35/mo — mildly negative — equity build may cover
- -0.4% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£35/mo
You top up £35/mo
Price
£130K
No local sold comps to compare
Return · IRR
-0.4%/yr
Loses money over 5 years
Cash to get in
£56K
Deposit + fees + refurb
Return before costs on price 7.64%5-yr return on cash 3%Rent est. £828 (£791–£867)
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: £791–£867/mo · n=36
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 £97,500 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
-£35
after mortgage, operating costs & tax
Rent in£828/mo gross
£796/mo collected · £32/mo lost to voids
Where it goes
£528Mortgage£303Costs
Outgoings exceed rent — you top up £35/mo
Mortgage£528
Costs£303
Management£83
Maintenance£50
Insurance£20
CapEx reserve£41
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£35
Returns
Return before costs on price7.64%
Cash return on cash-0.76%
Gross margin£493
Cash needed£55,610
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.51
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 | £9,936 | £3,639 | £6,338 | £0 | £0 | -£40 | -£40 |
| Year 2 | £10,234 | £3,748 | £6,338 | £0 | £28 | £121 | £80 |
| Year 3 | £10,541 | £3,861 | £6,338 | £0 | £65 | £278 | £358 |
| Year 4 | £10,857 | £3,976 | £6,338 | £0 | £103 | £441 | £799 |
| Year 5 | £11,183 | £4,096 | £6,338 | £0 | £142 | £608 | £1,407 |
Disposal gain (gross)-£10,218
CGT£0
Net Disposal proceeds£139,942
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortSA6 7BG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Cardiff University · 55.2 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 — +£68/mo · £104/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 | 7.64% | -£35 | £55,610 | 2.5% | Low | Feasible |
| Housing-benefit rent | 5.07% | -£299 | £55,610 | -25.8% | Med | Feasible |
| ⭐ Council lease | 7.64% | +£68 | £55,610 | 10.7% | Low | Feasible |
| Refurb & refinance | 7.64% | -£35 | £66,894 | 2.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £154,944 | 1% | 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
+£448/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 7.64% as-is
As-is Rent it out
Monthly profit-£39
Return before costs on price7.64%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costs on price22.15%
Cash needed£60,398
Δ vs Rent it out Monthly profit+£448
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
£41,426–£78,000full refurb + room split
⚠️ Capped at 60% of £130,000 asking (£78,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,384–£16,768
- 1 × bathroom£5,531–£10,141
- Rewire£3,144–£5,502
- Replumb£2,358–£4,716
- Windows£7,860–£14,148
- Paint + decor£5,502–£10,218
- Flooring£8,646–£16,506
Comparables
sold within 0.5 miWide · CV 35.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score10 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedBishop Vaughan R.C. SchoolNot applicable · Welsh establishment · SA6 7QG
- Not ratedClase Primary SchoolNot applicable · Welsh establishment · SA6 7JX
- Not ratedYGG Tan-y-lanNot applicable · Welsh establishment · SA6 7DU
- Not ratedYsgol Calon LanNot applicable · Welsh establishment · SA6 7PA
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£9,936
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£423
Exit costs
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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£1,407
Rates as of Oct 2024
Acquisition costs
£55,610cash neededPurchase price£130,000
Deposit (25%)£32,500
Stamp duty+4% higher-rate surcharge£6,500
Refurb£11,960
Legal + survey£1,700
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£55,610
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary Ideal First-Time Buy or Investment Opportunity, No Ongoing Chain, Available Now
description Situated in the popular and well-established area of Morriston, this two-bedroom mid-terrace property presents an excellent opportunity for first-time buyers, investors or those looking for a conveniently located home.
The property is being offered for sale with no ongoing chain, allowing for a potentially smoother up and more straightforward purchase. Available now, early vi…
Floor plans
Listing metazoopla · Peter Alan - Morriston
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£35
Cash needed
£56K
Return after costs
-0.76%
IRR
-0.36%
Clyndu Street, Morriston, Swansea SA6
terraced · 2 bed · 1 bath
£130,000
est £828 · 7.64% gross
EPC C
1 / 17
36/100
Marginal
7.64% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.64% Return before costs — above-market
Price
£130K
at sold-comp median
Return before costs
7.64%
est rent £828/monot enough comparablesRange £791–£867/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £791–£867/mo · n=36
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 £97,500 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
-£35
after mortgage, operating costs & tax
Rent in£828/mo gross
£796/mo collected · £32/mo lost to voids
Where it goes
£528Mortgage£303Costs
Outgoings exceed rent — you top up £35/mo
Mortgage£528
Costs£303
Management£83
Maintenance£50
Insurance£20
CapEx reserve£41
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£35
Returns
Return before costs on price7.64%
Cash return on cash-0.76%
Gross margin£493
Cash needed£55,610
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.51
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 | £9,936 | £3,639 | £6,338 | £0 | £0 | -£40 | -£40 |
| Year 2 | £10,234 | £3,748 | £6,338 | £0 | £28 | £121 | £80 |
| Year 3 | £10,541 | £3,861 | £6,338 | £0 | £65 | £278 | £358 |
| Year 4 | £10,857 | £3,976 | £6,338 | £0 | £103 | £441 | £799 |
| Year 5 | £11,183 | £4,096 | £6,338 | £0 | £142 | £608 | £1,407 |
Rent by the room upside
What we verified
4206
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▾
EPCEnergy efficiency ratingC
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 35.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,268
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,407
Acquisition costs
25% deposit£32,500
Stamp duty£6,500
Refurb£11,960
Legal + survey£1,700
Mortgage + broker£2,950
Cash needed£55,610
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
Summary Ideal First-Time Buy or Investment Opportunity, No Ongoing Chain, Available Now
description Situated in the popular and well-established area of Morriston, this two-bedroom mid-terrace property presents an excellent opportunity for first-time buyers, investors or those looking for a conveniently located home.
The property is being offered for sale with no ongoing chain, allowing for a potentially smoother up and more straightforward purchase. Available now, early vi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice