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Year 5 disposal
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1/ 100
Weak
5.14% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£405/mo — significantly negative — real recurring drain
- -3.9% 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
−£405/mo
You top up £405/mo
Price vs market
Above comparable sales
+15% vs 12 sold
Return · IRR
-3.9%/yr
Loses money over 5 years
Cash to get in
£132K
Deposit + fees + refurb
Price £340KReturn before costs on price 5.14%5-yr return on cash -13%Rent est. £1,456 (£1,419–£1,494)
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: £1,419–£1,494/mo · n=45
Financing
DepositYour cash in — the rest is the mortgage25% · £85,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £255,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£405
after mortgage, operating costs & tax
Rent in£1,456/mo gross
£1,400/mo collected · £56/mo lost to voids
Where it goes
£1,381Mortgage£424Costs
Outgoings exceed rent — you top up £405/mo
Mortgage£1,381
Costs£424
Management£146
Maintenance£67
Insurance£28
CapEx reserve£73
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£405
Returns
Return before costs on price5.14%
Cash return on cash-3.67%
Gross margin£976
Cash needed£132,361
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
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 | £17,472 | £5,089 | £16,575 | £0 | £0 | -£4,192 | -£4,192 |
| Year 2 | £17,996 | £5,241 | £16,575 | £0 | £0 | -£3,820 | -£8,012 |
| Year 3 | £18,536 | £5,399 | £16,575 | £0 | £0 | -£3,438 | -£11,450 |
| Year 4 | £19,092 | £5,561 | £16,575 | £0 | £0 | -£3,044 | -£14,493 |
| Year 5 | £19,665 | £5,727 | £16,575 | £0 | £0 | -£2,638 | -£17,131 |
Disposal gain (gross)-£15,258
CGT£0
Net Disposal proceeds£366,003
What we verified
What we verified
41074 ok · 1 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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 cohortNN3 7DW · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Oxford Brookes · 64.5 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 — -£405/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 | 5.14% | -£405 | £132,361 | -12.9% | Low | Feasible |
| Housing-benefit rent | 3.17% | -£917 | £132,361 | -36.9% | Med | Feasible |
| Council lease | 3.17% | -£727 | £132,361 | -31.1% | Low | Feasible |
| Refurb & refinance | 5.14% | -£405 | £155,405 | -11.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £387,305 | 5% | Med | Feasible |
| Rent by the room | 5.82% | -£893 | £132,361 | -32.9% | — | 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
+£34/mo cash flow vs Rent it out if converted to Rent by the room
8.47% Return before costs on price converted vs 5.14% as-is
As-is Rent it out
Monthly profit-£349
Return before costs on price5.14%
Cash needed£96,898
If converted to Rent by the room
Monthly profit-£315
Return before costs on price8.47%
Cash needed£112,898
Δ vs Rent it out Monthly profit+£34
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
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 22.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 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
- GoodMoulton School and Science CollegeSecondary · Academy converter · NN3 7SD
- Not ratedMoulton College16 plus · Further education · NN3 7RR
- Not ratedKings Meadow SchoolNot applicable · Academy special converter · NN3 7AR
- Not ratedMoulton Primary SchoolPrimary · Foundation school · NN3 7SW
- Not ratedNorthampton SchoolSecondary · Free schools · NN3 7TR
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£17,472
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,864
Exit costs
Projected sale price (5y · 2%/yr growth)£375,387
Capital gain (pre-CGT)£35,387
Sale costs (~2.5%)£9,385
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-£17,131
Rates as of Oct 2024
Acquisition costs
£132,361cash neededPurchase price£340,000
Deposit (25%)£85,000
Stamp duty+5% additional-property surcharge£24,000
Refurb£15,111
Legal + survey£2,150
Mortgage fees£6,100
Total cash neededdeposit + costs (loan covers the rest)£132,361
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Plot 276 | The Braxton | The Atrium at Overstone
Gather for meals and chats in the open-plan kitchen diner, then head off to watch a movie in the separate living room. There's also a handy downstairs W/C with built in utility. Two bedrooms and a family bathroom on the first floor are perfect spots for kids and guests to chill out, while the main bedroom provides a calm, light-filled sanctuary on the whole of the top floor.
Outside you will find a private garden and two sid…
Floor plans
Listing metazoopla · Taylor Wimpey - The Atrium @ Overstone
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£405
Cash needed
£132K
Return after costs
-3.67%
IRR
-3.93%
"The Braxton - Plot 276" at The Atrium At Overstone, Blaine Way, Overstone NN3
semi_detached · 3 bed
£340,000
est £1,456 · 5.14% gross
1 / 12
1/100
Marginal
5.14% — verify the rent + comps locally.
5.14% Return before costs — around the area average for this property type.
Monthly profit −£405/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£340K
15% above sold comps
Return before costs
5.14%
est rent £1,456/monot enough comparablesRange £1,419–£1,494/mo (Q1–Q3)
Bedrooms
3
— 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: £1,419–£1,494/mo · n=45
Financing
DepositYour cash in — the rest is the mortgage25% · £85,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £255,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£405
after mortgage, operating costs & tax
Rent in£1,456/mo gross
£1,400/mo collected · £56/mo lost to voids
Where it goes
£1,381Mortgage£424Costs
Outgoings exceed rent — you top up £405/mo
Mortgage£1,381
Costs£424
Management£146
Maintenance£67
Insurance£28
CapEx reserve£73
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£405
Returns
Return before costs on price5.14%
Cash return on cash-3.67%
Gross margin£976
Cash needed£132,361
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
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 | £17,472 | £5,089 | £16,575 | £0 | £0 | -£4,192 | -£4,192 |
| Year 2 | £17,996 | £5,241 | £16,575 | £0 | £0 | -£3,820 | -£8,012 |
| Year 3 | £18,536 | £5,399 | £16,575 | £0 | £0 | -£3,438 | -£11,450 |
| Year 4 | £19,092 | £5,561 | £16,575 | £0 | £0 | -£3,044 | -£14,493 |
| Year 5 | £19,665 | £5,727 | £16,575 | £0 | £0 | -£2,638 | -£17,131 |
Rent by the room upside
What we verified
4107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 22.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,315
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£17,131
Acquisition costs
25% deposit£85,000
Stamp duty£24,000
Refurb£15,111
Legal + survey£2,150
Mortgage + broker£6,100
Cash needed£132,361
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 276 | The Braxton | The Atrium at Overstone
Gather for meals and chats in the open-plan kitchen diner, then head off to watch a movie in the separate living room. There's also a handy downstairs W/C with built in utility. Two bedrooms and a family bathroom on the first floor are perfect spots for kids and guests to chill out, while the main bedroom provides a calm, light-filled sanctuary on the whole of the top floor.
Outside you will find a private garden and two sid…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice