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Year 5 disposal
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0/ 100
Weak
4.02% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (675 yrs) — no short-lease drag
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£845/mo — heavily negative — needs monthly capital injection
- -8.6% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£845/mo
You top up £845/mo
Price vs market
Above comparable sales
+16% vs 12 sold
Return · IRR
-8.6%/yr
Loses money over 5 years
Cash to get in
£132K
Deposit + fees + refurb
Price £375KReturn before costs on price 4.02%5-yr return on cash -34%Rent est. £1,255 (£1,198–£1,315)
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: £1,198–£1,315/mo · n=51
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £281,250 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
-£845
after mortgage, operating costs & tax
Rent in£1,255/mo gross
£1,207/mo collected · £48/mo lost to voids
Where it goes
£1,523Mortgage£528Costs
Outgoings exceed rent — you top up £845/mo
Mortgage£1,523
Costs£528
Management£126
Maintenance£50
Insurance£28
CapEx reserve£63
Voids + council tax£7
Service charge + ground rent£151
Ltd co. accounts£104
Tax—
Shortfall−£845
Returns
Return before costs on price4.02%
Cash return on cash-7.69%
Gross margin£679
Cash needed£131,900
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.79
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 | £15,060 | £6,339 | £18,281 | £0 | £0 | -£9,560 | -£9,560 |
| Year 2 | £15,512 | £6,529 | £18,281 | £0 | £0 | -£9,298 | -£18,858 |
| Year 3 | £15,977 | £6,725 | £18,281 | £0 | £0 | -£9,029 | -£27,886 |
| Year 4 | £16,456 | £6,926 | £18,281 | £0 | £0 | -£8,751 | -£36,637 |
| Year 5 | £16,950 | £7,134 | £18,281 | £0 | £0 | -£8,465 | -£45,103 |
Disposal gain (gross)-£2,845
CGT£0
Net Disposal proceeds£403,680
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold675 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
674 yr
Ground rent
Doubling = lender risk
£8/yr
Extracted from listing description · verify with solicitor
Tenure & planning675 yr
Legal & planning
2 checks- TenureLeasehold
- 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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortS11 7EE · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Sheffield · 2.8 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 — -£664/mo · £181/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 | 4.02% | -£845 | £131,900 | -34.2% | Low | Feasible |
| Housing-benefit rent | 2.17% | -£1,360 | £131,900 | -58.9% | Med | Feasible |
| ⭐ Council lease | 4.02% | -£664 | £131,900 | -27.8% | Low | Feasible |
| Refurb & refinance | 4.02% | -£845 | £151,250 | -29.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£333 | £407,125 | 9% | Med | Feasible |
| Rent by the room | 4.86% | -£1,266 | £131,900 | -51.1% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Sheffield · cap £678/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sheffield
- LHA monthly cap:
- £678
- Scheme type:
- nominee
- Premium:
- +1000% 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
+£197/mo cash flow vs Rent it out if converted to Rent by the room
7.68% Return before costs on price converted vs 4.02% as-is
As-is Rent it out
Monthly profit-£649
Return before costs on price4.02%
Cash needed£105,648
If converted to Rent by the room
Monthly profit-£452
Return before costs on price7.68%
Cash needed£121,648
Δ vs Rent it out Monthly profit+£197
Show conversion detail
Conversion cost estimate
£46,200
Range: £39,900 – £54,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£61,700–£113,700full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 2 × bathroom£12,000–£22,000
- Rewire£4,400–£7,700
- Replumb£3,300–£6,600
- Windows£11,000–£19,800
- Paint + decor£8,800–£15,400
- Flooring£13,200–£24,200
Comparables
sold within 0.5 miWide · CV 29.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodEcclesall Primary SchoolPrimary · Academy converter · S11 7LG
- Requires improvementClifford All Saints CofE Primary SchoolPrimary · Academy converter · S11 7PQ
- Not ratedBents Green SchoolNot applicable · Academy special converter · S11 7TB
- Not ratedGreystones Primary SchoolPrimary · Academy converter · S11 7GL
- Not ratedHigh Storrs SchoolSecondary · Academy converter · S11 7LH
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£15,060
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£10,139
Exit costs
Projected sale price (5y · 2%/yr growth)£414,030
Capital gain (pre-CGT)£39,030
Sale costs (~2.5%)£10,351
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-£45,103
Rates as of Oct 2024
Acquisition costs
£131,900cash neededPurchase price£375,000
Deposit (25%)£93,750
Stamp duty+5% additional-property surcharge£27,500
Refurb£1,500
Legal + survey£2,525
Mortgage fees£6,625
Total cash neededdeposit + costs (loan covers the rest)£131,900
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
|| guide price £375,000-£385,000 || Set within this quiet no through road, within the incredibly sought after area of Nether Green, is this beautifully appointed three double bedroom bay fronted Victorian mid-terrace. The property has been lovingly upgraded, including a new boiler and new kitchen, during our clients ownership and makes for a charming turn-key and move-in ready purchase for first time buyers, families and professionals alike.
The accommodation briefly compris…
Floor plans
Listing metazoopla · Hughes Family Estate Agents
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£845
Cash needed
£132K
Return after costs
-7.69%
IRR
-8.63%
Cruise Road, Nether Green, Sheffield S11
terraced · 3 bed · 2 bath
£375,000
est £1,255 · 4.02% gross
Leasehold 675yrEPC D
1 / 32
0/100
Marginal
4.02% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£375K
16% above sold comps
Return before costs
4.02%
est rent £1,255/monot enough comparablesRange £1,198–£1,315/mo (Q1–Q3)
Bedrooms
3
2 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,198–£1,315/mo · n=51
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £281,250 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
-£845
after mortgage, operating costs & tax
Rent in£1,255/mo gross
£1,207/mo collected · £48/mo lost to voids
Where it goes
£1,523Mortgage£528Costs
Outgoings exceed rent — you top up £845/mo
Mortgage£1,523
Costs£528
Management£126
Maintenance£50
Insurance£28
CapEx reserve£63
Voids + council tax£7
Service charge + ground rent£151
Ltd co. accounts£104
Tax—
Shortfall−£845
Returns
Return before costs on price4.02%
Cash return on cash-7.69%
Gross margin£679
Cash needed£131,900
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.79
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Sheffield · cap £678/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sheffield
- LHA monthly cap:
- £678
- Scheme type:
- nominee
- Premium:
- +1000% 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 | £15,060 | £6,339 | £18,281 | £0 | £0 | -£9,560 | -£9,560 |
| Year 2 | £15,512 | £6,529 | £18,281 | £0 | £0 | -£9,298 | -£18,858 |
| Year 3 | £15,977 | £6,725 | £18,281 | £0 | £0 | -£9,029 | -£27,886 |
| Year 4 | £16,456 | £6,926 | £18,281 | £0 | £0 | -£8,751 | -£36,637 |
| Year 5 | £16,950 | £7,134 | £18,281 | £0 | £0 | -£8,465 | -£45,103 |
Rent by the room upside
What we verified
6106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining675 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Ground rentDoubling clauses kill mortgageability£8/yr
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 29.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,656
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£45,103
Acquisition costs
25% deposit£93,750
Stamp duty£27,500
Refurb£1,500
Legal + survey£2,525
Mortgage + broker£6,625
Cash needed£131,900
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
|| guide price £375,000-£385,000 || Set within this quiet no through road, within the incredibly sought after area of Nether Green, is this beautifully appointed three double bedroom bay fronted Victorian mid-terrace. The property has been lovingly upgraded, including a new boiler and new kitchen, during our clients ownership and makes for a charming turn-key and move-in ready purchase for first time buyers, families and professionals alike.
The accommodation briefly compris…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice