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Year 5 disposal
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0/ 100
Weak
4.81% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£556/mo — heavily negative — needs monthly capital injection
- -4.8% 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
−£556/mo
You top up £556/mo
Price
£415K
No local sold comps to compare
Return · IRR
-4.8%/yr
Loses money over 5 years
Cash to get in
£158K
Deposit + fees + refurb
Return before costs on price 4.81%5-yr return on cash -16%Rent est. £1,663 (£1,588–£1,742)
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: £1,588–£1,742/mo · n=63
Financing
DepositYour cash in — the rest is the mortgage25% · £103,750
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 (£10,054–£18,767 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £311,250 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£556
after mortgage, operating costs & tax
Rent in£1,663/mo gross
£1,599/mo collected · £64/mo lost to voids
Where it goes
£1,686Mortgage£469Costs
Outgoings exceed rent — you top up £556/mo
Mortgage£1,686
Costs£469
Management£166
Maintenance£50
Insurance£40
CapEx reserve£83
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£18
Tax—
Shortfall−£556
Returns
Return before costs on price4.81%
Cash return on cash-4.22%
Gross margin£1,130
Cash needed£158,030
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.95
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 | £19,956 | £5,627 | £20,231 | £0 | £0 | -£5,903 | -£5,903 |
| Year 2 | £20,555 | £5,796 | £20,231 | £0 | £0 | -£5,473 | -£11,375 |
| Year 3 | £21,171 | £5,970 | £20,231 | £0 | £0 | -£5,030 | -£16,405 |
| Year 4 | £21,806 | £6,149 | £20,231 | £0 | £0 | -£4,574 | -£20,979 |
| Year 5 | £22,461 | £6,334 | £20,231 | £0 | £0 | -£4,104 | -£25,084 |
Disposal gain (gross)-£15,316
CGT£0
Net Disposal proceeds£446,739
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 profileMixed demand
Tenant profilelikely cohortBS3 3AJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bristol · 1.9 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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
2-bed · 1-bath · 678 sqft
£19k–£38k
£ per sqft
building cost only
£29–£57
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,746–£8,814
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,458–£14,238
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on marketno cuts yet
Strategy matrix
Council lease wins — -£318/mo · £220/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 4.81% | -£556 | £158,030 | -15.9% | Low | Feasible |
| Housing-benefit rent | 3.16% | -£1,084 | £158,030 | -36.4% | Med | Feasible |
| ⭐ Council lease | 4.81% | -£318 | £158,030 | -8.9% | Low | Feasible |
| Refurb & refinance | 4.81% | -£538 | £184,142 | -13.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£194 | £467,417 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Bristol · cap £1,092/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bristol
- LHA monthly cap:
- £1,092
- Scheme type:
- leasing
- Premium:
- +800% 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
-£134/mo cash flow vs Rent it out if converted to Rent by the room
6.94% Return before costs on price converted vs 4.81% as-is
As-is Rent it out
Monthly profit-£474
Return before costs on price4.81%
Cash needed£115,648
If converted to Rent by the room
Monthly profit-£608
Return before costs on price6.94%
Cash needed£131,648
Δ vs Rent it out Monthly profit-£134
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
£52,800
Range: £45,600 – £62,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 78% 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 78% (426 decisions)
≈0.0% within 100 m vs 10% policy
£42,432–£81,077full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- Rewire£2,712–£5,424
- Replumb£2,034–£4,746
- Windows£6,780–£12,882
- Paint + decor£6,102–£10,848
- Flooring£8,814–£16,272
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
Article 4 South
≈0.0% within 100 m vs 10% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodCompass Point Primary SchoolPrimary · Academy converter · BS3 3AU
- Not ratedLuckwell Primary SchoolPrimary · Academy sponsor led · BS3 3ET
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£19,956
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,670
Exit costs
Projected sale price (5y · 2%/yr growth)£458,194
Capital gain (pre-CGT)£43,194
Sale costs (~2.5%)£11,455
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-£25,084
Rates as of Oct 2024
Acquisition costs
£158,030cash neededPurchase price£415,000
Deposit (25%)£103,750
Stamp duty+5% additional-property surcharge£31,500
Refurb£13,405
Legal + survey£2,150
Mortgage fees£7,225
Total cash neededdeposit + costs (loan covers the rest)£158,030
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This charming 2-bed terraced house in Bedminster, with an upstairs bathroom, is perfect for those seeking a light, bright family home with a sunny garden and open-plan living space.
Overview
Welcome to Crowther Street, Bedminster, where this attractive terraced home is ready for its new owners to move straight in.
The lounge provides a comfortable space for relaxing and everyday living. This room has an opening to still feel included with the open-plan kitchen and dining a…
Floor plans
Listing metazoopla · Ocean - Southville
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£556
Cash needed
£158K
Return after costs
-4.22%
IRR
-4.75%
Crowther Street, Bedminster, Bristol BS3
terraced · 2 bed · 1 bath · 678 sqft
£415,000
est £1,663 · 4.81% gross
EPC C
1 / 20
0/100
Marginal
4.81% — verify the rent + comps locally.
4.81% Return before costs — around the area average for this property type.
Monthly profit −£556/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£415K
Return before costs
4.81%
est rent £1,663/monot enough comparablesRange £1,588–£1,742/mo (Q1–Q3)
Bedrooms
2
1 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: £1,588–£1,742/mo · n=63
Financing
DepositYour cash in — the rest is the mortgage25% · £103,750
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 (£10,054–£18,767 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £311,250 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£556
after mortgage, operating costs & tax
Rent in£1,663/mo gross
£1,599/mo collected · £64/mo lost to voids
Where it goes
£1,686Mortgage£469Costs
Outgoings exceed rent — you top up £556/mo
Mortgage£1,686
Costs£469
Management£166
Maintenance£50
Insurance£40
CapEx reserve£83
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£18
Tax—
Shortfall−£556
Returns
Return before costs on price4.81%
Cash return on cash-4.22%
Gross margin£1,130
Cash needed£158,030
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.95
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bristol · cap £1,092/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bristol
- LHA monthly cap:
- £1,092
- Scheme type:
- leasing
- Premium:
- +800% 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 | £19,956 | £5,627 | £20,231 | £0 | £0 | -£5,903 | -£5,903 |
| Year 2 | £20,555 | £5,796 | £20,231 | £0 | £0 | -£5,473 | -£11,375 |
| Year 3 | £21,171 | £5,970 | £20,231 | £0 | £0 | -£5,030 | -£16,405 |
| Year 4 | £21,806 | £6,149 | £20,231 | £0 | £0 | -£4,574 | -£20,979 |
| Year 5 | £22,461 | £6,334 | £20,231 | £0 | £0 | -£4,104 | -£25,084 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,046
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£25,084
Acquisition costs
25% deposit£103,750
Stamp duty£31,500
Refurb£13,405
Legal + survey£2,150
Mortgage + broker£7,225
Cash needed£158,030
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
This charming 2-bed terraced house in Bedminster, with an upstairs bathroom, is perfect for those seeking a light, bright family home with a sunny garden and open-plan living space.
Overview
Welcome to Crowther Street, Bedminster, where this attractive terraced home is ready for its new owners to move straight in.
The lounge provides a comfortable space for relaxing and everyday living. This room has an opening to still feel included with the open-plan kitchen and dining a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice