-6.8% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£715/mo
You top up £715/mo
Price
£300K
No local sold comps to compare
Return · IRR
-6.8%/yr
Loses money over 5 years
Cash to get in
£130K
Deposit + fees + refurb
Return before costson price3.51%5-yr return on cash -30%Rent est. £877 (£806–£954)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £806–£954/mo · n=69
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Cladding safety certificateNot stated on the listingHeritageNot 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.
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
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — -£585/mo · £130/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
3.51%
-£715
£130,085
-29.9%
Low
Feasible
Housing-benefit rent
2.39%
-£985
£130,085
-42.5%
Med
Feasible
⭐ Council lease
3.51%
-£585
£130,085
-25.2%
Low
Feasible
Refurb & refinance
3.51%
-£715
£156,079
-24.9%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£199
£360,579
1%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Newport · cap £598/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Newport
LHA monthly cap:
£598
Scheme type:
leasing
Premium:
+900% 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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£504/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 3.51% as-is
As-is Rent it out
Monthly profit-£663
Return before costson price3.51%
Cash needed£86,898
If converted to Rent by the room
Monthly profit-£159
Return before costson price9.60%
Cash needed£102,898
Δ vs Rent it outMonthly profit+£504
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
£46,200
Range: £39,900 – £54,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£44,970–£83,270full refurb + room split
What's in this cost
Kitchen£9,000–£18,000
1 × bathroom£6,000–£11,000
Rewire£3,240–£5,670
Replumb£2,430–£4,860
Windows£8,100–£14,580
Paint + decor£6,480–£11,340
Flooring£9,720–£17,820
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & area intelligence
Transport 10 / 100
Loading map…
Transport score10 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
Eveswell Primary School
Not applicable · Welsh establishment · NP19 8GX
Not rated
St Joseph's R.C. Primary School
Not applicable · Welsh establishment · NP19 8FW
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£8,581/yr kept
Annual gross rent£10,524
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£8,581
Exit costs
-£38,887 after CGT
Projected sale price (5y · 2%/yr growth)£331,224
Capital gain (pre-CGT)£31,224
Sale costs (~2.5%)£8,281
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 profitafter CGT-£38,887
Rates as of Oct 2024
Acquisition costs
£130,085cash needed
Purchase price£300,000
Deposit (25%)£75,000
Stamp duty+4% higher-rate surcharge£19,950
Refurb£27,485
Legal + survey£2,150
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£130,085
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
*in need of updating! Versatile, 2/3 bedroom detached bungalow in pleasant convenient location with kitchen/breakfast room, lounge with conservatory, gated driveway with no onward chain*
Offering an ideal home for retirement but requiring some updating, this 2/3 bedroom detached bungalow benefits from many original features and is situated in this highly regarded area to the east of Newport, a short distance from Beechwood Park with its excellent recreational facilities and…
3.51% Return before costs — around the area average for this property type.
Monthly profit −£715/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£300K
Return before costs
3.51%
est rent £877/monot enough comparablesRange £806–£954/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £806–£954/mo · n=69
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Housing-benefit (LHA) scheme detailBRMA Newport · cap £598/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Newport
LHA monthly cap:
£598
Scheme type:
leasing
Premium:
+900% 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
£10,524
£4,075
£14,625
£0
£0
-£8,176
-£8,176
Year 2
£10,840
£4,197
£14,625
£0
£0
-£7,983
-£16,159
Year 3
£11,165
£4,323
£14,625
£0
£0
-£7,783
-£23,942
Year 4
£11,500
£4,453
£14,625
£0
£0
-£7,578
-£31,520
Year 5
£11,845
£4,587
£14,625
£0
£0
-£7,367
-£38,887
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
3207
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 10/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,925
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£38,887
Acquisition costs
£130K
25% deposit£75,000
Stamp duty£19,950
Refurb£27,485
Legal + survey£2,150
Mortgage + broker£5,500
Cash needed£130,085
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
*in need of updating! Versatile, 2/3 bedroom detached bungalow in pleasant convenient location with kitchen/breakfast room, lounge with conservatory, gated driveway with no onward chain*
Offering an ideal home for retirement but requiring some updating, this 2/3 bedroom detached bungalow benefits from many original features and is situated in this highly regarded area to the east of Newport, a short distance from Beechwood Park with its excellent recreational facilities and…