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Year 5 disposal
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8/ 100
Weak
5.77% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£223/mo — significantly negative — real recurring drain
- -2.9% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£223/mo
You top up £223/mo
Price vs market
Above comparable sales
+25% vs 12 sold
Return · IRR
-2.9%/yr
Loses money over 5 years
Cash to get in
£82K
Deposit + fees + refurb
Price £210KReturn before costs on price 5.77%5-yr return on cash -10%Rent est. £1,009 (£944–£1,078)
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: £944–£1,078/mo · n=28
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £157,500 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
-£223
after mortgage, operating costs & tax
Rent in£1,009/mo gross
£970/mo collected · £39/mo lost to voids
Where it goes
£853Mortgage£340Costs
Outgoings exceed rent — you top up £223/mo
Mortgage£853
Costs£340
Management£101
Maintenance£50
Insurance£28
CapEx reserve£50
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£223
Returns
Return before costs on price5.77%
Cash return on cash-3.27%
Gross margin£630
Cash needed£81,860
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.14
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 | £12,108 | £4,080 | £10,238 | £0 | £0 | -£2,209 | -£2,209 |
| Year 2 | £12,471 | £4,202 | £10,238 | £0 | £0 | -£1,968 | -£4,178 |
| Year 3 | £12,845 | £4,328 | £10,238 | £0 | £0 | -£1,720 | -£5,898 |
| Year 4 | £13,231 | £4,458 | £10,238 | £0 | £0 | -£1,465 | -£7,363 |
| Year 5 | £13,628 | £4,592 | £10,238 | £0 | £0 | -£1,202 | -£8,564 |
Disposal gain (gross)-£9,149
CGT£0
Net Disposal proceeds£226,061
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 constraintsCADW 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
Wales uses a separate schools register — GIAS (the source we use for England) doesn't cover it.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortNP19 0JG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Cardiff University · 18.6 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 — -£77/mo · £146/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 | 5.77% | -£223 | £81,860 | -10.5% | Low | Feasible |
| Housing-benefit rent | 3.42% | -£598 | £81,860 | -39.1% | Med | Feasible |
| ⭐ Council lease | 5.77% | -£77 | £81,860 | -2.2% | Low | Feasible |
| Refurb & refinance | 5.77% | -£223 | £97,144 | -8.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £239,994 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Newport · cap £598/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Newport
- LHA monthly cap:
- £598
- Scheme type:
- leasing
- 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
+£360/mo cash flow vs Rent it out if converted to Rent by the room
13.71% Return before costs on price converted vs 5.77% as-is
As-is Rent it out
Monthly profit-£204
Return before costs on price5.77%
Cash needed£64,398
If converted to Rent by the room
Monthly profit+£156
Return before costs on price13.71%
Cash needed£80,398
Δ vs Rent it out Monthly profit+£360
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
£46,200
Range: £39,900 – £54,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£44,970–£83,270full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£6,480–£11,340
- Flooring£9,720–£17,820
Comparables
sold within 0.5 miWide · CV 27.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score10 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedBridge Achievement CentreNot applicable · Welsh establishment · NP19 0RB
- Not ratedMaindee C.P. SchoolNot applicable · Welsh establishment · NP19 0AP
- Not ratedSt Andrew's Primary SchoolNot applicable · Welsh establishment · NP19 0GS
- Not ratedSt Patrick's R.C. Primary SchoolNot applicable · Welsh establishment · NP19 0HR
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£12,108
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,675
Exit costs
Projected sale price (5y · 2%/yr growth)£231,857
Capital gain (pre-CGT)£21,857
Sale costs (~2.5%)£5,796
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-£8,564
Rates as of Oct 2024
Acquisition costs
£81,860cash neededPurchase price£210,000
Deposit (25%)£52,500
Stamp duty+4% higher-rate surcharge£11,550
Refurb£11,960
Legal + survey£1,700
Mortgage fees£4,150
Total cash neededdeposit + costs (loan covers the rest)£81,860
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Guide price: £210,000 - £220,000
We are delighted to present this two-bedroom mid-terraced property for sale in Newport. Located just outside the city centre, this property is in a fantastic location and brilliant for anyone who works in the centre of Newport, while also providing great transport links for those looking to regularly commute to Cardiff, Bristol or London, with the train station a five minute drive away and easy access to the M4 corridor. Newport high street a…
Floor plans
Listing metazoopla · Number One Real Estate
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£223
Cash needed
£82K
Return after costs
-3.27%
IRR
-2.92%
Frobisher Road, Newport NP19
terraced · 2 bed · 1 bath
£210,000
est £1,009 · 5.77% gross
1 / 29
8/100
Marginal
5.77% — verify the rent + comps locally.
5.77% Return before costs — around the area average for this property type.
Monthly profit −£223/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£210K
25% above sold comps
Return before costs
5.77%
est rent £1,009/monot enough comparablesRange £944–£1,078/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
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: £944–£1,078/mo · n=28
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £157,500 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
-£223
after mortgage, operating costs & tax
Rent in£1,009/mo gross
£970/mo collected · £39/mo lost to voids
Where it goes
£853Mortgage£340Costs
Outgoings exceed rent — you top up £223/mo
Mortgage£853
Costs£340
Management£101
Maintenance£50
Insurance£28
CapEx reserve£50
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£223
Returns
Return before costs on price5.77%
Cash return on cash-3.27%
Gross margin£630
Cash needed£81,860
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.14
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Newport · cap £598/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Newport
- LHA monthly cap:
- £598
- Scheme type:
- leasing
- 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 | £12,108 | £4,080 | £10,238 | £0 | £0 | -£2,209 | -£2,209 |
| Year 2 | £12,471 | £4,202 | £10,238 | £0 | £0 | -£1,968 | -£4,178 |
| Year 3 | £12,845 | £4,328 | £10,238 | £0 | £0 | -£1,720 | -£5,898 |
| Year 4 | £13,231 | £4,458 | £10,238 | £0 | £0 | -£1,465 | -£7,363 |
| Year 5 | £13,628 | £4,592 | £10,238 | £0 | £0 | -£1,202 | -£8,564 |
Rent by the room upside
What we verified
3207
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▾
EPCPostcode estimate — check the registerNot stated on the listing
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 miWide · CV 27.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,048
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£8,564
Acquisition costs
25% deposit£52,500
Stamp duty£11,550
Refurb£11,960
Legal + survey£1,700
Mortgage + broker£4,150
Cash needed£81,860
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: £210,000 - £220,000
We are delighted to present this two-bedroom mid-terraced property for sale in Newport. Located just outside the city centre, this property is in a fantastic location and brilliant for anyone who works in the centre of Newport, while also providing great transport links for those looking to regularly commute to Cardiff, Bristol or London, with the train station a five minute drive away and easy access to the M4 corridor. Newport high street a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice