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Year 5 disposal
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80/ 100
Strong
8.03% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.03% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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
+£43/mo
Barely breaks even each month
Price
£170K
No local sold comps to compare
Return · IRR
1.1%/yr
Modest annualised return
Cash to get in
£72K
Deposit + fees + refurb
Return before costs on price 8.03%5-yr return on cash 10%Rent est. £1,138 (£1,046–£1,238)
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: £1,046–£1,238/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £127,500 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
+£43
after mortgage, operating costs & tax
Rent in£1,138/mo gross
£1,094/mo collected · £44/mo lost to voids
Where it goes
£691Mortgage£351Costs
£43/mo left as profit · 4% of rent kept
Mortgage£691
Costs£351
Management£114
Maintenance£50
Insurance£20
CapEx reserve£57
Voids + council tax£6
Ltd co. accounts£104
Tax£10
Profit+£43
Returns
Return before costs on price8.03%
Cash return on cash0.71%
Gross margin£744
Cash needed£72,261
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
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 | £13,656 | £4,207 | £8,288 | £0 | £221 | £940 | £940 |
| Year 2 | £14,066 | £4,334 | £8,288 | £0 | £274 | £1,171 | £2,111 |
| Year 3 | £14,488 | £4,464 | £8,288 | £0 | £330 | £1,407 | £3,517 |
| Year 4 | £14,922 | £4,598 | £8,288 | £0 | £387 | £1,650 | £5,167 |
| Year 5 | £15,370 | £4,735 | £8,288 | £0 | £446 | £1,901 | £7,068 |
Disposal gain (gross)-£13,210
CGT£0
Net Disposal proceeds£183,001
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 9SU · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Oxford Brookes · 61.3 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 · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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 — +£43/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 | 8.03% | +£43 | £72,261 | 9.8% | Low | Feasible |
| Housing-benefit rent | 6.34% | -£200 | £72,261 | -8.0% | Med | Feasible |
| Council lease | 6.34% | -£12 | £72,261 | 2.0% | Low | Feasible |
| Refurb & refinance | 8.03% | +£43 | £86,805 | 8.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £202,255 | 1% | Med | Feasible |
| Rent by the room | 11.65% | -£139 | £72,261 | 2.1% | — | 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
+£237/mo cash flow vs Rent it out if converted to Rent by the room
16.94% Return before costs on price converted vs 8.03% as-is
As-is Rent it out
Monthly profit+£46
Return before costs on price8.03%
Cash needed£54,398
If converted to Rent by the room
Monthly profit+£282
Return before costs on price16.94%
Cash needed£70,398
Δ vs Rent it out Monthly profit+£237
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
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- 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 miLoading nearby sold…
Location & area intelligence
Transport score100 / 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 & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedStandens Barn Primary SchoolPrimary · Academy converter · NN3 9EH
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£13,656
Section 24 credit£0
Annual tax due£221
Post-tax Monthly profit annual£415
Exit costs
Projected sale price (5y · 2%/yr growth)£187,694
Capital gain (pre-CGT)£17,694
Sale costs (~2.5%)£4,692
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£7,068
Rates as of Oct 2024
Acquisition costs
£72,261cash neededPurchase price£170,000
Deposit (25%)£42,500
Stamp duty+5% additional-property surcharge£9,400
Refurb£15,111
Legal + survey£1,700
Mortgage fees£3,550
Total cash neededdeposit + costs (loan covers the rest)£72,261
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary A spacious three bedroom mid terrace home offering a generous living room, fitted kitchen, conservatory and ground floor cloakroom. The first floor features three bedrooms and a family bathroom. Outside, there is an enclosed rear garden and a front garden. Offered with no onward chain.
Description A spacious three bedroom mid terrace home offering a generous living room, fitted kitchen, conservatory and ground floor cloakroom. The first floor features three bedrooms…
Floor plans
Listing metazoopla · William H Brown - Northampton
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£43
Cash needed
£72K
Return after costs
0.71%
IRR
1.08%
Marshwell Court, Northampton NN3
terraced · 3 bed · 1 bath
£170,000
est £1,138 · 8.03% gross
1 / 17
80/100
Strong
8.03% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.03% Return before costs — above-market
Price
£170K
Return before costs
8.03%
est rent £1,138/monot enough comparablesRange £1,046–£1,238/mo (Q1–Q3)
Bedrooms
3
1 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: £1,046–£1,238/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £127,500 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
+£43
after mortgage, operating costs & tax
Rent in£1,138/mo gross
£1,094/mo collected · £44/mo lost to voids
Where it goes
£691Mortgage£351Costs
£43/mo left as profit · 4% of rent kept
Mortgage£691
Costs£351
Management£114
Maintenance£50
Insurance£20
CapEx reserve£57
Voids + council tax£6
Ltd co. accounts£104
Tax£10
Profit+£43
Returns
Return before costs on price8.03%
Cash return on cash0.71%
Gross margin£744
Cash needed£72,261
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £13,656 | £4,207 | £8,288 | £0 | £221 | £940 | £940 |
| Year 2 | £14,066 | £4,334 | £8,288 | £0 | £274 | £1,171 | £2,111 |
| Year 3 | £14,488 | £4,464 | £8,288 | £0 | £330 | £1,407 | £3,517 |
| Year 4 | £14,922 | £4,598 | £8,288 | £0 | £387 | £1,650 | £5,167 |
| Year 5 | £15,370 | £4,735 | £8,288 | £0 | £446 | £1,901 | £7,068 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,658
Annual rental tax£121
CGT yr 5£0 · company level
5y net total£7,068
Acquisition costs
25% deposit£42,500
Stamp duty£9,400
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£3,550
Cash needed£72,261
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 A spacious three bedroom mid terrace home offering a generous living room, fitted kitchen, conservatory and ground floor cloakroom. The first floor features three bedrooms and a family bathroom. Outside, there is an enclosed rear garden and a front garden. Offered with no onward chain.
Description A spacious three bedroom mid terrace home offering a generous living room, fitted kitchen, conservatory and ground floor cloakroom. The first floor features three bedrooms…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice