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Year 5 disposal
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23/ 100
Weak
6.31% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£138/mo — mildly negative — equity build may cover
- -1.0% 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
−£138/mo
You top up £138/mo
Price
£250K
No local sold comps to compare
Return · IRR
-1.0%/yr
Loses money over 5 years
Cash to get in
£119K
Deposit + fees + refurb
Return before costs on price 6.31%5-yr return on cash -2%Rent est. £1,315 (£1,283–£1,348)
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: £1,283–£1,348/mo · n=21
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£26,082–£48,686 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £187,500 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£138
after mortgage, operating costs & tax
Rent in£1,315/mo gross
£1,264/mo collected · £51/mo lost to voids
Where it goes
£1,016Mortgage£387Costs
Outgoings exceed rent — you top up £138/mo
Mortgage£1,016
Costs£387
Management£132
Maintenance£50
Insurance£28
CapEx reserve£66
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£138
Returns
Return before costs on price6.31%
Cash return on cash-1.39%
Gross margin£877
Cash needed£119,176
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.24
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 | £15,780 | £4,644 | £12,188 | £0 | £0 | -£1,051 | -£1,051 |
| Year 2 | £16,253 | £4,783 | £12,188 | £0 | £0 | -£717 | -£1,768 |
| Year 3 | £16,741 | £4,926 | £12,188 | £0 | £0 | -£373 | -£2,141 |
| Year 4 | £17,243 | £5,074 | £12,188 | £0 | £0 | -£18 | -£2,159 |
| Year 5 | £17,761 | £5,226 | £12,188 | £0 | £66 | £281 | -£1,878 |
Disposal gain (gross)-£32,806
CGT£0
Net Disposal proceeds£269,120
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
Conversion approvability
Per-property planning assessment
Likely approvable96% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 97% (140 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- 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 100 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 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 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 cohortPL2 3LX · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Exeter · 57.9 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 — -£138/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 | 6.31% | -£138 | £119,176 | -1.6% | Low | Feasible |
| Housing-benefit rent | 3.83% | -£612 | £119,176 | -26.3% | Med | Feasible |
| Council lease | 3.83% | -£440 | £119,176 | -20.3% | Low | Feasible |
| Refurb & refinance | 6.31% | -£138 | £145,586 | -1.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £315,836 | -4% | Med | Feasible |
| Rent by the room | 7.92% | -£502 | £119,176 | -16.8% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Plymouth · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Plymouth
- LHA monthly cap:
- £798
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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
+£142/mo cash flow vs Rent it out if converted to Rent by the room
11.52% Return before costs on price converted vs 6.31% as-is
As-is Rent it out
Monthly profit-£112
Return before costs on price6.31%
Cash needed£74,398
If converted to Rent by the room
Monthly profit+£29
Return before costs on price11.52%
Cash needed£90,398
Δ vs Rent it out Monthly profit+£142
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 96% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 97% (140 decisions)
≈0.0% within 100 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 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
HMOs Mutley, Greenbank, City Centre and surrounding areas
≈0.0% within 100 m vs 10% policy
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodMontpelier Primary SchoolPrimary · Academy converter · PL2 3HN
- GoodDevonport High School for GirlsSecondary · Academy converter · PL2 3DL
- Not ratedPennycross Primary SchoolPrimary · Community school · PL2 3RL
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£15,780
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,658
Exit costs
Projected sale price (5y · 2%/yr growth)£276,020
Capital gain (pre-CGT)£26,020
Sale costs (~2.5%)£6,901
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-£1,878
Rates as of Oct 2024
Acquisition costs
£119,176cash neededPurchase price£250,000
Deposit (25%)£62,500
Stamp duty+5% additional-property surcharge£15,000
Refurb£34,776
Legal + survey£2,150
Mortgage fees£4,750
Total cash neededdeposit + costs (loan covers the rest)£119,176
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A modern end-terraced house set over three well-proportioned levels, situated within a popular residential area and conveniently located close to a range of local amenities, including schools, local shops, Central Park and the leisure centre.
The property offers spacious and versatile accommodation throughout. The ground floor comprises a welcoming entrance, modern kitchen, convenient cloakroom, spacious living room and a bright conservatory, providing an ideal additional li…
Floor plans
Listing metazoopla · Lang Town and Country - Plymouth Sales
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£138
Cash needed
£119K
Return after costs
-1.39%
IRR
-0.97%
Renaissance Gardens, Beacon Park, Plymouth PL2
terraced · 3 bed · 2 bath
£250,000
est £1,315 · 6.31% gross
EPC C
1 / 25
23/100
Marginal
6.31% — verify the rent + comps locally.
6.31% Return before costs — around the area average for this property type.
Monthly profit −£138/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£250K
Return before costs
6.31%
est rent £1,315/monot enough comparablesRange £1,283–£1,348/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: £1,283–£1,348/mo · n=21
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£26,082–£48,686 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £187,500 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£138
after mortgage, operating costs & tax
Rent in£1,315/mo gross
£1,264/mo collected · £51/mo lost to voids
Where it goes
£1,016Mortgage£387Costs
Outgoings exceed rent — you top up £138/mo
Mortgage£1,016
Costs£387
Management£132
Maintenance£50
Insurance£28
CapEx reserve£66
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£138
Returns
Return before costs on price6.31%
Cash return on cash-1.39%
Gross margin£877
Cash needed£119,176
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.24
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Plymouth · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Plymouth
- LHA monthly cap:
- £798
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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 | £15,780 | £4,644 | £12,188 | £0 | £0 | -£1,051 | -£1,051 |
| Year 2 | £16,253 | £4,783 | £12,188 | £0 | £0 | -£717 | -£1,768 |
| Year 3 | £16,741 | £4,926 | £12,188 | £0 | £0 | -£373 | -£2,141 |
| Year 4 | £17,243 | £5,074 | £12,188 | £0 | £0 | -£18 | -£2,159 |
| Year 5 | £17,761 | £5,226 | £12,188 | £0 | £66 | £281 | -£1,878 |
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£2,438
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,878
Acquisition costs
25% deposit£62,500
Stamp duty£15,000
Refurb£34,776
Legal + survey£2,150
Mortgage + broker£4,750
Cash needed£119,176
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 modern end-terraced house set over three well-proportioned levels, situated within a popular residential area and conveniently located close to a range of local amenities, including schools, local shops, Central Park and the leisure centre.
The property offers spacious and versatile accommodation throughout. The ground floor comprises a welcoming entrance, modern kitchen, convenient cloakroom, spacious living room and a bright conservatory, providing an ideal additional li…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice