Priced below market -73% vs 12 nearby sold (last 12 mo) — instant equity
EPC C — MEES compliant
Why to be cautious
Auction lot — bridging-only finance, 28-day completion
Monthly profit −£269/mo — significantly negative — real recurring drain
-4.4% 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
−£269/mo
You top up £269/mo
Price vs market
Below market value
-73% vs 12 sold · interior unseen
Return · IRR
-4.4%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £120KCash to buy £67KReturn before costson price5.52%5-yr return on cash -21%Rent est. £552 (£470–£648)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £470–£648/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£20,183–£37,674 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £90,000 loan + £1,000 booking fee
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
£6,624
£3,742
£5,850
£0
£0
-£2,968
-£2,968
Year 2
£6,823
£3,854
£5,850
£0
£0
-£2,882
-£5,850
Year 3
£7,027
£3,970
£5,850
£0
£0
-£2,793
-£8,642
Year 4
£7,238
£4,089
£5,850
£0
£0
-£2,701
-£11,343
Year 5
£7,455
£4,212
£5,850
£0
£0
-£2,606
-£13,950
Year 5 disposal
Disposal gain (gross)-£25,433
CGT£0
Net Disposal proceeds£129,177
What we verified
What we verified
12 total · click to expand
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreeholdTenure & planningFreehold
Legal & planning
2 checks
TenureUnknown
Lease lengthUnknown
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)
•WATCH: 1 pending HMO application(s) within 100m could raise concentration before completion
•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
1 pending HMO application nearby
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
Address-matched (ground truth)
Band C
MEES 2030 compliance
C required for new tenancies
PASS
EPC band from listing · verify certificate before exchanging
Cladding safety certificateNot stated on the listingHeritageNot 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.
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent by the room wins — +£827/mo · £1,014/mo ahead of Council lease (after room-conversion)
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
5.52%
-£269
£67,410
-20.7%
Low
Feasible
Housing-benefit rent
5.52%
-£306
£67,410
-22.2%
Med
Feasible
Council lease
5.52%
-£187
£67,410
-15.0%
Low
Feasible
Refurb & refinance
5.52%
-£269
£84,174
-16.6%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£224
£165,374
-12%
Med
Feasible
⭐ Rent by the room
35.88%
+£827
£67,410
101.5%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Plymouth · cap £972/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Plymouth
LHA monthly cap:
£972
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£664/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 5.52% as-is
As-is Rent it out
Monthly profit-£224
Return before costson price5.52%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costson price24.00%
Cash needed£57,898
Δ vs Rent it outMonthly profit+£664
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
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
£38,547–£72,000full refurb + room split
⚠️ Capped at 60% of £120,000 asking (£72,000). Raw model: £90,040–£168,180. Verify with a surveyor before offering.
What's in this cost
Kitchen£3,699–£7,398
2 × bathroom£4,880–£8,948
Rewire£3,425–£5,994
Replumb£2,569–£5,137
Windows£8,562–£15,412
Paint + decor£5,994–£11,131
Flooring£9,418–£17,981
Comparables
sold within 0.5 mi
Wide · CV 37.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
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 · 1 pending HMO application nearby
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
High Street Primary Academy
Primary · Academy sponsor led · PL1 3SJ
Good
St Andrew's Cof E VA Primary School
Primary · Voluntary aided school · PL1 3AY
Good
St George's CofE Primary Academy
Primary · Academy sponsor led · PL1 3RX
Good
Millbay Academy
Secondary · Free schools · PL1 3EG
Good
Chapel Bridge School
Not applicable · Other independent special school · PL1 3JL
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£3,223/yr kept
Annual gross rent£6,624
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£3,223
Exit costs
-£13,950 after CGT
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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 profitafter CGT-£13,950
Rates as of Oct 2024
Acquisition costs
£67,410cash needed
Purchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£26,910
Legal + survey£1,700
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£67,410
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
For sale by online auction on Tuesday, 27 Oct 2026 ending at 11:03
Guide Price £120,000-£140,000 (plus fees).For sale by National Timed Auction, bidding opens 26th of October 2026 and closes 27th October. A residential development opportunity with planning in principle in Plymouth. Legal pack available to download free of charge from our website.
Residential DevelopmentA former chapel in Plymouth with residential planning in principle for four one-bedroom apartments and two…
Priced below market -73% vs 12 nearby sold (last 12 mo)
Price
£120K
73% below sold comps
Return before costs
5.52%
est rent £552/monot enough comparablesRange £470–£648/mo (Q1–Q3)
Bedrooms
6
— bath
Energy rating
C
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £470–£648/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£20,183–£37,674 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £90,000 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Plymouth · cap £972/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Plymouth
LHA monthly cap:
£972
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
£6,624
£3,742
£5,850
£0
£0
-£2,968
-£2,968
Year 2
£6,823
£3,854
£5,850
£0
£0
-£2,882
-£5,850
Year 3
£7,027
£3,970
£5,850
£0
£0
-£2,793
-£8,642
Year 4
£7,238
£4,089
£5,850
£0
£0
-£2,701
-£11,343
Year 5
£7,455
£4,212
£5,850
£0
£0
-£2,606
-£13,950
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)6 bd
If converted
Gross Rent by the room yield—
What we verified
13 total
5206
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile3▾
Tenant profileBeds + postcode heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 mi
Wide · CV 37.3%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,170
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£13,950
Acquisition costs
£67K
25% deposit£30,000
Stamp duty£6,000
Refurb£26,910
Legal + survey£1,700
Mortgage + broker£2,800
Cash needed£67,410
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Pro analysis — outcome range, stress tests & portfolio impact
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Description& agent copyZoopla
For sale by online auction on Tuesday, 27 Oct 2026 ending at 11:03
Guide Price £120,000-£140,000 (plus fees).For sale by National Timed Auction, bidding opens 26th of October 2026 and closes 27th October. A residential development opportunity with planning in principle in Plymouth. Legal pack available to download free of charge from our website.
Residential DevelopmentA former chapel in Plymouth with residential planning in principle for four one-bedroom apartments and two…