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Year 5 disposal
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0/ 100
Weak
4.57% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£614/mo — heavily negative — needs monthly capital injection
- -5.1% 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
−£614/mo
You top up £614/mo
Price
£385K
Around comparable sold prices
Return · IRR
-5.1%/yr
Loses money over 5 years
Cash to get in
£155K
Deposit + fees + refurb
Return before costs on price 4.57%5-yr return on cash -19%Rent est. £1,466 (£1,443–£1,489)
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: £1,443–£1,489/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £96,250
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 (£16,215–£30,268 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £288,750 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£614
after mortgage, operating costs & tax
Rent in£1,466/mo gross
£1,410/mo collected · £56/mo lost to voids
Where it goes
£1,564Mortgage£459Costs
Outgoings exceed rent — you top up £614/mo
Mortgage£1,564
Costs£459
Management£147
Maintenance£100
Insurance£28
CapEx reserve£73
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£614
Returns
Return before costs on price4.57%
Cash return on cash-4.74%
Gross margin£950
Cash needed£155,245
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.90
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 | £17,592 | £5,512 | £18,769 | £0 | £0 | -£6,689 | -£6,689 |
| Year 2 | £18,120 | £5,678 | £18,769 | £0 | £0 | -£6,327 | -£13,016 |
| Year 3 | £18,663 | £5,848 | £18,769 | £0 | £0 | -£5,953 | -£18,969 |
| Year 4 | £19,223 | £6,023 | £18,769 | £0 | £0 | -£5,569 | -£24,538 |
| Year 5 | £19,800 | £6,204 | £18,769 | £0 | £0 | -£5,173 | -£29,711 |
Disposal gain (gross)-£22,776
CGT£0
Net Disposal proceeds£414,444
What we verified
What we verified
50075 ok · 0 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
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 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 profileFamily let
Tenant profilelikely cohortSA2 7RE · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Cardiff University · 59.4 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
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
Council lease wins — -£404/mo · £210/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 | 4.57% | -£614 | £155,245 | -19.1% | Low | Feasible |
| Housing-benefit rent | 2.55% | -£1,195 | £155,245 | -42.7% | Med | Feasible |
| ⭐ Council lease | 4.57% | -£404 | £155,245 | -12.8% | Low | Feasible |
| Refurb & refinance | 4.57% | -£614 | £183,143 | -16.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £445,868 | 4% | Med | Feasible |
| Rent by the room | 6.13% | -£1,011 | £155,245 | -31.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Swansea · cap £818/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swansea
- LHA monthly cap:
- £818
- 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
+£26/mo cash flow vs Rent it out if converted to Rent by the room
7.48% Return before costs on price converted vs 4.57% as-is
As-is Rent it out
Monthly profit-£517
Return before costs on price4.57%
Cash needed£108,148
If converted to Rent by the room
Monthly profit-£491
Return before costs on price7.48%
Cash needed£124,148
Δ vs Rent it out Monthly profit+£26
Show conversion detail
Conversion cost estimate
£26,000
Range: £20,000 – £34,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£60,990–£114,230full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£8,190–£15,210
- Flooring£12,870–£24,570
Comparables
sold within 0.5 miWide · CV 33.0%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 ratedCila Primary SchoolNot applicable · Welsh establishment · SA2 7DR
- Not ratedDunvant PrimaryNot applicable · Welsh establishment · SA2 7SN
- Not ratedHendrefoilan Primary SchoolNot applicable · Welsh establishment · SA2 7LF
- Not ratedOlchfa SchoolNot applicable · Welsh establishment · SA2 7AB
- Not ratedPen Y Fro PrimaryNot applicable · Welsh establishment · SA2 7UF
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£17,592
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,366
Exit costs
Projected sale price (5y · 2%/yr growth)£425,071
Capital gain (pre-CGT)£40,071
Sale costs (~2.5%)£10,627
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-£29,711
Rates as of Oct 2024
Acquisition costs
£155,245cash neededPurchase price£385,000
Deposit (25%)£96,250
Stamp duty+4% higher-rate surcharge£28,450
Refurb£21,620
Legal + survey£2,150
Mortgage fees£6,775
Total cash neededdeposit + costs (loan covers the rest)£155,245
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A light-filled dual-aspect living room leads into a bright kitchen and dining area with French doors to the garden. A downstairs WC and utility room add practicality, while upstairs includes three bedrooms, an en-suite, and a modern family bathroom.
Plot 164
Tenure: Freehold Length of lease: N/A Annual ground rent amount (£): N/A Ground rent review period (year/month): N/A Annual service charge amount (£): 304.80 Service charge review period (year/month): Yearly Council tax…
Floor plans
Listing metazoopla · St Modwen Homes - Hendrefoilan Park
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£614
Cash needed
£155K
Return after costs
-4.74%
IRR
-5.14%
"The Langley" at Ffordd Yr Olchfa Sketty., Sketty, Swansea SA2
detached · 4 bed · 2 bath
£385,000
est £1,466 · 4.57% gross
1 / 8
0/100
Marginal
4.57% — verify the rent + comps locally.
4.57% Return before costs — around the area average for this property type.
Monthly profit −£614/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£385K
3% above sold comps
Return before costs
4.57%
est rent £1,466/monot enough comparablesRange £1,443–£1,489/mo (Q1–Q3)
Bedrooms
4
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: £1,443–£1,489/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £96,250
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 (£16,215–£30,268 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £288,750 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£614
after mortgage, operating costs & tax
Rent in£1,466/mo gross
£1,410/mo collected · £56/mo lost to voids
Where it goes
£1,564Mortgage£459Costs
Outgoings exceed rent — you top up £614/mo
Mortgage£1,564
Costs£459
Management£147
Maintenance£100
Insurance£28
CapEx reserve£73
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£614
Returns
Return before costs on price4.57%
Cash return on cash-4.74%
Gross margin£950
Cash needed£155,245
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.90
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Swansea · cap £818/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swansea
- LHA monthly cap:
- £818
- 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 | £17,592 | £5,512 | £18,769 | £0 | £0 | -£6,689 | -£6,689 |
| Year 2 | £18,120 | £5,678 | £18,769 | £0 | £0 | -£6,327 | -£13,016 |
| Year 3 | £18,663 | £5,848 | £18,769 | £0 | £0 | -£5,953 | -£18,969 |
| Year 4 | £19,223 | £6,023 | £18,769 | £0 | £0 | -£5,569 | -£24,538 |
| Year 5 | £19,800 | £6,204 | £18,769 | £0 | £0 | -£5,173 | -£29,711 |
Rent by the room upside
What we verified
5007
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 33.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,754
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£29,711
Acquisition costs
25% deposit£96,250
Stamp duty£28,450
Refurb£21,620
Legal + survey£2,150
Mortgage + broker£6,775
Cash needed£155,245
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 light-filled dual-aspect living room leads into a bright kitchen and dining area with French doors to the garden. A downstairs WC and utility room add practicality, while upstairs includes three bedrooms, an en-suite, and a modern family bathroom.
Plot 164
Tenure: Freehold Length of lease: N/A Annual ground rent amount (£): N/A Ground rent review period (year/month): N/A Annual service charge amount (£): 304.80 Service charge review period (year/month): Yearly Council tax…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice