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Year 5 disposal
BMV -67%
⊞ View all 17
84/ 100
Strong
19.10% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£276/mo from completion — the no.1 reason to invest
- 19.10% return before costs — above-market
- Priced below market -67% vs 12 nearby sold (last 12 mo) — instant equity
- 10.6% 5y IRR — strong total return on capital
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Auction lot — bridging-only finance, 28-day completion
- 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
+£276/mo
Pays you every month, net of costs
Price vs market
Below market value
-67% vs 12 sold · interior unseen
Return · IRR
10.6%/yr
Solid annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £60KCash to buy £32KReturn before costs on price 19.10%5-yr return on cash 62%Rent est. £955 (£855–£1,067)
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: £855–£1,067/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £15,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £45,000 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
+£276
after mortgage, operating costs & tax
Rent in£955/mo gross
£918/mo collected · £37/mo lost to voids
Where it goes
£244Mortgage£334Costs£276Your profit
£276/mo left as profit · 30% of rent kept
Mortgage£244
Costs£334
Management£96
Maintenance£50
Insurance£20
CapEx reserve£48
Voids + council tax£5
Ltd co. accounts£104
Selective licensing£12
Tax£65
Profit+£276
Returns
Return before costs on price19.10%
Cash return on cash10.22%
Gross margin£584
Cash needed£32,364
Monthly profit payback9y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.77
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 | £11,460 | £4,012 | £2,925 | £0 | £859 | £3,665 | £3,665 |
| Year 2 | £11,804 | £4,132 | £2,925 | £0 | £902 | £3,845 | £7,509 |
| Year 3 | £12,158 | £4,256 | £2,925 | £0 | £946 | £4,031 | £11,541 |
| Year 4 | £12,523 | £4,383 | £2,925 | £0 | £991 | £4,223 | £15,764 |
| Year 5 | £12,898 | £4,515 | £2,925 | £0 | £1,037 | £4,421 | £20,185 |
Disposal gain (gross)-£10,875
CGT£0
Net Disposal proceeds£64,589
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 profileMixed demand
Tenant profilelikely cohortPE4 6EP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 50.9 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 — +£387/mo · £101/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 | 19.10% | +£276 | £32,364 | 62.4% | Low | Feasible |
| Housing-benefit rent | 13.96% | +£73 | £32,364 | 25.2% | Med | Feasible |
| ⭐ Council lease | 19.10% | +£387 | £32,364 | 78.4% | Low | Feasible |
| Refurb & refinance | 19.10% | +£285 | £39,670 | 52.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £79,770 | -9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Peterborough
- LHA monthly cap:
- £698
- Scheme type:
- PSL
- 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
+£357/mo cash flow vs Rent it out if converted to Rent by the room
48.00% Return before costs on price converted vs 19.10% as-is
🔓 +1 bedroom potential
medium confidence2 → 3 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
EPC shows 4 habitable rooms (2 beds + 2 reception(s)) in 67 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 lettable rooms; sized to Peterborough adopted standard (6.51/10.22 m²; Peterborough CC HMO standards and regulations (updated Feb 2026)); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
2 → 3 bed HMO
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
As-is Rent it out
Monthly profit+£274
Return before costs on price19.10%
Cash needed£26,898
If converted to Rent by the room
Monthly profit+£630
Return before costs on price48.00%
Cash needed£42,898
Δ vs Rent it out Monthly profit+£357
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
£36,000
Range: £30,600 – £41,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£19,120–£36,000full refurb + room split
⚠️ Capped at 60% of £60,000 asking (£36,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£3,870–£7,739
- 1 × bathroom£2,553–£4,680
- Rewire£1,451–£2,539
- Replumb£1,088–£2,177
- Windows£3,628–£6,530
- Paint + decor£2,539–£4,716
- Flooring£3,991–£7,618
Comparables
sold within 0.5 miWide · CV 27.4%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
- OutstandingCaverstede Nursery SchoolNursery · Local authority nursery school · PE4 6EX
- GoodDiscovery Primary AcademyPrimary · Academy converter · PE4 6HX
- GoodWelbourne Primary AcademyPrimary · Academy converter · PE4 6NR
- GoodWerrington Primary SchoolPrimary · Academy converter · PE4 6QG
- Requires improvementKen Stimpson AcademySecondary · Academy converter · PE4 6JT
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£11,460
Section 24 credit£0
Annual tax due£859
Post-tax Monthly profit annual£3,224
Exit costs
Projected sale price (5y · 2%/yr growth)£66,245
Capital gain (pre-CGT)£6,245
Sale costs (~2.5%)£1,656
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£20,185
Rates as of Oct 2024
Acquisition costs
£32,364cash neededPurchase price£60,000
Deposit (25%)£15,000
Stamp duty+5% additional-property surcharge£3,000
Refurb£10,764
Legal + survey£1,700
Mortgage fees£1,900
Total cash neededdeposit + costs (loan covers the rest)£32,364
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Lot 35 for sale by online auction on 21st October 2026
Freehold House Vacant Possession
Situated on Montagu Road, close to the amenities available in Peterborough City Centre and travelling facilities including Peterborough Train Station. Bretton Park is also nearby.
A Terrace House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Bedroom (One) Bedroom (Two) Wet Room/WC
Ground Floor Entrance Hall Living Room Kitchen Utility Dining…
Floor plans
Listing metazoopla · McHugh & Co
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£276
Cash needed
£32K
Return after costs
10.22%
IRR
10.63%
68 Montagu Road, Peterborough PE4
terraced · 2 bed
£60,000
est £955 · 19.10% gross
Chain freeEPC D
Priced below market
1 / 17
84/100
Strong
19.10% — verify the rent + comps locally.
Priced below market -67% vs 12 nearby sold (last 12 mo)
Monthly profit +£276/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
19.10% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£60K
67% below sold comps
Return before costs
19.10%
est rent £955/monot enough comparablesRange £855–£1,067/mo (Q1–Q3)
Bedrooms
2
— bath
Energy rating
D
Energy rating
Deal flags2 issues
Auction
Guide price — assume +20-30% in the room
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: £855–£1,067/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £15,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £45,000 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
+£276
after mortgage, operating costs & tax
Rent in£955/mo gross
£918/mo collected · £37/mo lost to voids
Where it goes
£244Mortgage£334Costs£276Your profit
£276/mo left as profit · 30% of rent kept
Mortgage£244
Costs£334
Management£96
Maintenance£50
Insurance£20
CapEx reserve£48
Voids + council tax£5
Ltd co. accounts£104
Selective licensing£12
Tax£65
Profit+£276
Returns
Return before costs on price19.10%
Cash return on cash10.22%
Gross margin£584
Cash needed£32,364
Monthly profit payback9y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.77
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Peterborough
- LHA monthly cap:
- £698
- Scheme type:
- PSL
- 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 | £11,460 | £4,012 | £2,925 | £0 | £859 | £3,665 | £3,665 |
| Year 2 | £11,804 | £4,132 | £2,925 | £0 | £902 | £3,845 | £7,509 |
| Year 3 | £12,158 | £4,256 | £2,925 | £0 | £946 | £4,031 | £11,541 |
| Year 4 | £12,523 | £4,383 | £2,925 | £0 | £991 | £4,223 | £15,764 |
| Year 5 | £12,898 | £4,515 | £2,925 | £0 | £1,037 | £4,421 | £20,185 |
Rent by the room upside
What we verified
2506
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▾
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
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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miWide · CV 27.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£585
Annual rental tax£776
CGT yr 5£0 · company level
5y net total£20,185
Acquisition costs
25% deposit£15,000
Stamp duty£3,000
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£1,900
Cash needed£32,364
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
Lot 35 for sale by online auction on 21st October 2026
Freehold House Vacant Possession
Situated on Montagu Road, close to the amenities available in Peterborough City Centre and travelling facilities including Peterborough Train Station. Bretton Park is also nearby.
A Terrace House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Bedroom (One) Bedroom (Two) Wet Room/WC
Ground Floor Entrance Hall Living Room Kitchen Utility Dining…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice