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Year 5 disposal
⊞ View all 17
3/ 100
Weak
5.30% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£337/mo — significantly negative — real recurring drain
- -4.5% 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
−£337/mo
You top up £337/mo
Price
£269K
No local sold comps to compare
Return · IRR
-4.5%/yr
Loses money over 5 years
Cash to get in
£93K
Deposit + fees + refurb
Return before costs on price 5.30%5-yr return on cash -16%Rent est. £1,188 (£1,088–£1,297)
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: £1,088–£1,297/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £67,250
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 (£1,125–£2,100 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £201,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£337
after mortgage, operating costs & tax
Rent in£1,188/mo gross
£1,142/mo collected · £46/mo lost to voids
Where it goes
£1,093Mortgage£386Costs
Outgoings exceed rent — you top up £337/mo
Mortgage£1,093
Costs£386
Management£119
Maintenance£67
Insurance£28
CapEx reserve£59
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£337
Returns
Return before costs on price5.30%
Cash return on cash-4.36%
Gross margin£756
Cash needed£92,785
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.05
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 | £14,256 | £4,635 | £13,114 | £0 | £0 | -£3,493 | -£3,493 |
| Year 2 | £14,684 | £4,774 | £13,114 | £0 | £0 | -£3,204 | -£6,697 |
| Year 3 | £15,124 | £4,917 | £13,114 | £0 | £0 | -£2,907 | -£9,603 |
| Year 4 | £15,578 | £5,065 | £13,114 | £0 | £0 | -£2,601 | -£12,204 |
| Year 5 | £16,045 | £5,217 | £13,114 | £0 | £0 | -£2,285 | -£14,489 |
Disposal gain (gross)£73
CGT£14
Net Disposal proceeds£289,559
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 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 profileFamily let
Tenant profilelikely cohortNP10 9NP · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Cardiff University · 14 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
Council lease wins — -£163/mo · £173/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 | 5.30% | -£337 | £92,785 | -15.6% | Low | Feasible |
| Housing-benefit rent | 2.89% | -£822 | £92,785 | -48.6% | Med | Feasible |
| ⭐ Council lease | 5.30% | -£163 | £92,785 | -6.8% | Low | Feasible |
| Refurb & refinance | 5.30% | -£337 | £106,835 | -13.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £290,100 | 9% | Med | Feasible |
| Rent by the room | 8.70% | -£393 | £92,785 | -12.2% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Newport · cap £648/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Newport
- LHA monthly cap:
- £648
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£252/mo cash flow vs Rent it out if converted to Rent by the room
10.71% Return before costs on price converted vs 5.30% as-is
As-is Rent it out
Monthly profit-£290
Return before costs on price5.30%
Cash needed£79,148
If converted to Rent by the room
Monthly profit-£38
Return before costs on price10.71%
Cash needed£95,148
Δ vs Rent it out Monthly profit+£252
Show conversion detail
Conversion cost estimate
£46,200
Range: £39,900 – £54,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£57,630–£106,330full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 2 × bathroom£12,000–£22,000
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£7,920–£13,860
- Flooring£11,880–£21,780
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score50 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedHigh Cross PrimaryNot applicable · Welsh establishment · NP10 9AB
- Not ratedJubilee Park Primary SchoolNot applicable · Welsh establishment · NP10 9YX
- Not ratedRogerstone Primary SchoolNot applicable · Welsh establishment · NP10 9YX
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£14,256
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,041
Exit costs
Projected sale price (5y · 2%/yr growth)£296,998
Capital gain (pre-CGT)£27,998
Sale costs (~2.5%)£7,425
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-£14,489
Rates as of Oct 2024
Acquisition costs
£92,785cash neededPurchase price£269,000
Deposit (25%)£67,250
Stamp duty+4% higher-rate surcharge£16,850
Refurb£1,500
Legal + survey£2,150
Mortgage fees£5,035
Total cash neededdeposit + costs (loan covers the rest)£92,785
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Offered to the market with the benefit of no onward chain this immaculately presented semi-detached, three-bedroom property occupies a pleasant corner position on this modern residential development within easy reach of schools and local amenities and being within fantastic commutable access to the M4 motorway network.
The well-planned living accommodation briefly comprises to the ground floor: A spacious entrance hall, cloakroom/WC, kitchen as well as a well proportioned li…
Floor plans
Nearby active comparables2 rentals · 5 deals
Comparable rentals
NP10 · same beds + typeMedian nearby: £1,250/mo · 2 of 2 already let+£62 vs our est
- Cwm-Dylan Close, Newport, NP10Let3b£1,300/moMay 2026
- Schooner AvenueLet3b£1,200/moMay 2026
Listing metazoopla · Moon and Co Estate Agents
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£337
Cash needed
£93K
Return after costs
-4.36%
IRR
-4.53%
Obama Grove, Rogerstone, Newport NP10
semi-detached · 3 bed · 2 bath
£269,000
est £1,188 · 5.30% gross
EPC C
1 / 17
3/100
Marginal
5.30% — verify the rent + comps locally.
5.30% Return before costs — around the area average for this property type.
Monthly profit −£337/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£269K
Return before costs
5.30%
est rent £1,188/monot enough comparablesRange £1,088–£1,297/mo (Q1–Q3)
Bedrooms
3
2 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: £1,088–£1,297/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £67,250
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 (£1,125–£2,100 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £201,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£337
after mortgage, operating costs & tax
Rent in£1,188/mo gross
£1,142/mo collected · £46/mo lost to voids
Where it goes
£1,093Mortgage£386Costs
Outgoings exceed rent — you top up £337/mo
Mortgage£1,093
Costs£386
Management£119
Maintenance£67
Insurance£28
CapEx reserve£59
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£337
Returns
Return before costs on price5.30%
Cash return on cash-4.36%
Gross margin£756
Cash needed£92,785
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.05
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Newport · cap £648/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Newport
- LHA monthly cap:
- £648
- 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 | £14,256 | £4,635 | £13,114 | £0 | £0 | -£3,493 | -£3,493 |
| Year 2 | £14,684 | £4,774 | £13,114 | £0 | £0 | -£3,204 | -£6,697 |
| Year 3 | £15,124 | £4,917 | £13,114 | £0 | £0 | -£2,907 | -£9,603 |
| Year 4 | £15,578 | £5,065 | £13,114 | £0 | £0 | -£2,601 | -£12,204 |
| Year 5 | £16,045 | £5,217 | £13,114 | £0 | £0 | -£2,285 | -£14,489 |
Rent by the room upside
What we verified
6006
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▾
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 / 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£2,623
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£14,489
Acquisition costs
25% deposit£67,250
Stamp duty£16,850
Refurb£1,500
Legal + survey£2,150
Mortgage + broker£5,035
Cash needed£92,785
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
Offered to the market with the benefit of no onward chain this immaculately presented semi-detached, three-bedroom property occupies a pleasant corner position on this modern residential development within easy reach of schools and local amenities and being within fantastic commutable access to the M4 motorway network.
The well-planned living accommodation briefly comprises to the ground floor: A spacious entrance hall, cloakroom/WC, kitchen as well as a well proportioned li…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice