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Year 5 disposal
BMV -21%
⊞ View all 12
26/ 100
Weak
6.33% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -21% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Auction lot — bridging-only finance, 28-day completion
- Monthly profit −£142/mo — mildly negative — equity build may cover
- -2.1% 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
−£142/mo
You top up £142/mo
Price vs market
Below market value
-21% vs 12 sold · interior unseen
Return · IRR
-2.1%/yr
Loses money over 5 years
Cash left in
£36K
Stays in after refinancing at value
Price £180KCash to buy £71KReturn before costs on price 6.33%5-yr return on cash -6%Rent est. £949 (£925–£974)
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: £925–£974/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 £135,000 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
-£142
after mortgage, operating costs & tax
Rent in£949/mo gross
£913/mo collected · £37/mo lost to voids
Where it goes
£731Mortgage£323Costs
Outgoings exceed rent — you top up £142/mo
Mortgage£731
Costs£323
Management£95
Maintenance£50
Insurance£20
CapEx reserve£47
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£142
Returns
Return before costs on price6.33%
Cash return on cash-2.39%
Gross margin£589
Cash needed£71,264
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.25
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 | £11,388 | £3,879 | £8,775 | £0 | £0 | -£1,266 | -£1,266 |
| Year 2 | £11,730 | £3,995 | £8,775 | £0 | £0 | -£1,040 | -£2,306 |
| Year 3 | £12,082 | £4,115 | £8,775 | £0 | £0 | -£808 | -£3,115 |
| Year 4 | £12,444 | £4,238 | £8,775 | £0 | £0 | -£569 | -£3,684 |
| Year 5 | £12,817 | £4,366 | £8,775 | £0 | £0 | -£323 | -£4,007 |
Disposal gain (gross)-£8,798
CGT£0
Net Disposal proceeds£193,766
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 cohortNN6 7QQ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Birmingham City · 58.3 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
Rent it out wins — -£142/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 6.33% | -£142 | £71,264 | -5.6% | Low | Feasible |
| Housing-benefit rent | 4.82% | -£374 | £71,264 | -24.7% | Med | Feasible |
| Council lease | 4.82% | -£219 | £71,264 | -15.7% | Low | Feasible |
| Refurb & refinance | 6.33% | -£142 | £84,570 | -4.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £206,870 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Rugby & East · cap £723/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Rugby & East
- LHA monthly cap:
- £723
- Scheme type:
- leasing
- Premium:
- +0% 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
+£387/mo cash flow vs Rent it out if converted to Rent by the room
16.00% Return before costs on price converted vs 6.33% as-is
As-is Rent it out
Monthly profit-£136
Return before costs on price6.33%
Cash needed£56,898
If converted to Rent by the room
Monthly profit+£251
Return before costs on price16.00%
Cash needed£72,898
Δ vs Rent it out Monthly profit+£387
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 83% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 83% (446 decisions)
≈0.0% within 50 m vs 10% policy
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miWide · CV 23.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Local HMO policy & concentration
≈0.0% within 50 m vs 10% policy
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodCrick Primary SchoolPrimary · Community school · NN6 7TU
- GoodLong Buckby Infant SchoolPrimary · Community school · NN6 7RE
- Not ratedLong Buckby Junior SchoolPrimary · Community school · NN6 7PX
- Not ratedWest Haddon Endowed Church of England Primary SchoolPrimary · Voluntary controlled school · NN6 7AN
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£11,388
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,704
Exit costs
Projected sale price (5y · 2%/yr growth)£198,735
Capital gain (pre-CGT)£18,735
Sale costs (~2.5%)£4,968
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-£4,007
Rates as of Oct 2024
Acquisition costs
£71,264cash neededPurchase price£180,000
Deposit (25%)£45,000
Stamp duty+5% additional-property surcharge£10,100
Refurb£10,764
Legal + survey£1,700
Mortgage fees£3,700
Total cash neededdeposit + costs (loan covers the rest)£71,264
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary
Being sold via Secure Sale online bidding. Terms & Conditions apply.
A classic red brick end of terrace house situated close to the many village amenities, railway station and countryside.
It has a hall, through lounge / dining room with wooden floor, open fireplace and bay window. The kitchen has built in oven, hob and fridge.
Upstairs there are two bedrooms with built fitted wardrobes and a large bathroom.
Outside there is a 40ft private garden, courtyard and b…
Floor plans
Listing metazoopla · Pattinson - Auctions
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£142
Cash needed
£71K
Return after costs
-2.39%
IRR
-2.13%
The Banks, Long Buckby, Northampton NN6
terraced · 2 bed · 1 bath
£180,000
est £949 · 6.33% gross
EPC D
Priced below market
1 / 12
26/100
Marginal
6.33% — verify the rent + comps locally.
Priced below market -21% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£180K
21% below sold comps
Return before costs
6.33%
est rent £949/monot enough comparablesRange £925–£974/mo (Q1–Q3)
Bedrooms
2
1 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: £925–£974/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 £135,000 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
-£142
after mortgage, operating costs & tax
Rent in£949/mo gross
£913/mo collected · £37/mo lost to voids
Where it goes
£731Mortgage£323Costs
Outgoings exceed rent — you top up £142/mo
Mortgage£731
Costs£323
Management£95
Maintenance£50
Insurance£20
CapEx reserve£47
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£142
Returns
Return before costs on price6.33%
Cash return on cash-2.39%
Gross margin£589
Cash needed£71,264
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.25
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Rugby & East · cap £723/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Rugby & East
- LHA monthly cap:
- £723
- Scheme type:
- leasing
- Premium:
- +0% 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 | £11,388 | £3,879 | £8,775 | £0 | £0 | -£1,266 | -£1,266 |
| Year 2 | £11,730 | £3,995 | £8,775 | £0 | £0 | -£1,040 | -£2,306 |
| Year 3 | £12,082 | £4,115 | £8,775 | £0 | £0 | -£808 | -£3,115 |
| Year 4 | £12,444 | £4,238 | £8,775 | £0 | £0 | -£569 | -£3,684 |
| Year 5 | £12,817 | £4,366 | £8,775 | £0 | £0 | -£323 | -£4,007 |
Rent by the room upside
What we verified
3406
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 23.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,755
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,007
Acquisition costs
25% deposit£45,000
Stamp duty£10,100
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£3,700
Cash needed£71,264
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
Summary
Being sold via Secure Sale online bidding. Terms & Conditions apply.
A classic red brick end of terrace house situated close to the many village amenities, railway station and countryside.
It has a hall, through lounge / dining room with wooden floor, open fireplace and bay window. The kitchen has built in oven, hob and fridge.
Upstairs there are two bedrooms with built fitted wardrobes and a large bathroom.
Outside there is a 40ft private garden, courtyard and b…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice