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Year 5 disposal
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0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
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 −£3,883/mo — heavily negative — needs monthly capital injection
- -10.8% 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
−£4K/mo
You top up £4K/mo
Price vs market
Above comparable sales
+22% vs 12 sold
Return · IRR
-10.8%/yr
Loses money over 5 years
Cash to get in
£471K
Deposit + fees + refurb
Price £900K5-yr return on cash -50%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £225,000
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 (£111,618–£208,354 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £675,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£3,883
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£3,656Mortgage
Outgoings exceed rent — you top up £3,883/mo
Mortgage£3,656
Costs£227
Maintenance£67
Insurance£40
Voids + council tax£16
Ltd co. accounts£104
Tax—
Shortfall−£3,883
Returns
Return before costs on price0.00%
Cash return on cash-9.89%
Gross margin-£227
Cash needed£471,224
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £2,723 | £43,875 | £0 | £0 | -£46,597 | -£46,597 |
| Year 2 | £0 | £2,804 | £43,875 | £0 | £0 | -£46,679 | -£93,277 |
| Year 3 | £0 | £2,888 | £43,875 | £0 | £0 | -£46,763 | -£140,040 |
| Year 4 | £0 | £2,975 | £43,875 | £0 | £0 | -£46,850 | -£186,890 |
| Year 5 | £0 | £3,064 | £43,875 | £0 | £0 | -£46,939 | -£233,829 |
Disposal gain (gross)-£162,893
CGT£0
Net Disposal proceeds£968,831
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
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 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 profileFamily let
Tenant profilelikely cohortBS9 4HJ · 7 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Bristol · 3.2 km
Reason
7-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
7-bed · 3-bath · 2836 sqft
£65k–£125k
£ per sqft
building cost only
£23–£44
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£19,852–£36,868
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£31,196–£59,556
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history0d on marketno cuts yet
Strategy matrix
Council lease wins — +£9,064/mo · £10,565/mo ahead of Rent by the room
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£3,883 | £471,224 | -49.6% | Low | Feasible |
| Housing-benefit rent | 2.46% | -£2,509 | £471,224 | -29.1% | Med | Feasible |
| ⭐ Council lease | 22.14% | +£9,064 | £471,224 | 124.4% | Low | Feasible |
| Refurb & refinance | 0.00% | -£3,883 | £575,754 | -40.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £1,191,254 | -8% | Med | Feasible |
| Rent by the room | 6.53% | -£1,500 | £471,224 | -12.2% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Bristol · cap £1,845/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bristol
- LHA monthly cap:
- £1,845
- 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
+£1,216/mo cash flow vs Rent it out if converted to Rent by the room
3.20% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£3,719
Return before costs on price0.00%
Cash needed£236,898
If converted to Rent by the room
Monthly profit-£2,503
Return before costs on price3.20%
Cash needed£252,898
Δ vs Rent it out Monthly profit+£1,216
Show conversion detail
Conversion cost estimate
£3,600
Range: £2,400 – £6,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£139,494–£264,419full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 3 × bathroom£19,350–£35,475
- Rewire£11,344–£22,688
- Replumb£8,508–£19,852
- Windows£28,360–£53,884
- Paint + decor£25,524–£45,376
- Flooring£36,868–£68,064
Comparables
sold within 0.5 miWide · CV 31.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodE-Act St Ursula's AcademyPrimary · Academy sponsor led · BS9 4DT
- GoodHenleaze Infant SchoolPrimary · Academy converter · BS9 4LG
- Requires improvementHenleaze Junior SchoolPrimary · Academy converter · BS9 4LG
- Not ratedClaremont SchoolNot applicable · Community special school · BS9 4LR
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£46,598
Exit costs
Projected sale price (5y · 2%/yr growth)£993,673
Capital gain (pre-CGT)£93,673
Sale costs (~2.5%)£24,842
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-£233,829
Rates as of Oct 2024
Acquisition costs
£471,224cash neededPurchase price£900,000
Deposit (25%)£225,000
Stamp duty+5% additional-property surcharge£80,000
Refurb£148,824
Legal + survey£2,900
Mortgage fees£14,500
Total cash neededdeposit + costs (loan covers the rest)£471,224
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Hollis Morgan – November live online auction - A Freehold edwardian 7 bed | 3 rec family home with scope for cosmetic updating plus double garage and mature garden | Reduced price for Auction - was £1.35m
For Sale By Live Online Auction
Address | 2 Henleaze Gardens, Henleaze, Bristol BS9 4HJ
Lot Number tbc
The Live Online Auction is on Wednesday 18th November 2026 @ 12:00 Noon Registration Deadline is on Friday 13th November 2026 @ 16:00
The Auction will be streamed live…
Floor plans
Listing metazoopla · Hollis Morgan - Auction
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£3,883
Cash needed
£471K
Return after costs
-9.89%
IRR
-10.83%
Henleaze Gardens, Henleaze, Bristol BS9
semi_detached · 7 bed · 3 bath · 2,836 sqft
£900,000
Chain freeEPC D
1 / 46
0/100
Marginal
No rent data — verify locally before offering.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£900K
22% above sold comps
Return before costs
—
rent unknown
Bedrooms
7
3 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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £225,000
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 (£111,618–£208,354 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £675,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£3,883
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£3,656Mortgage
Outgoings exceed rent — you top up £3,883/mo
Mortgage£3,656
Costs£227
Maintenance£67
Insurance£40
Voids + council tax£16
Ltd co. accounts£104
Tax—
Shortfall−£3,883
Returns
Return before costs on price0.00%
Cash return on cash-9.89%
Gross margin-£227
Cash needed£471,224
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bristol · cap £1,845/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bristol
- LHA monthly cap:
- £1,845
- 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 | £0 | £2,723 | £43,875 | £0 | £0 | -£46,597 | -£46,597 |
| Year 2 | £0 | £2,804 | £43,875 | £0 | £0 | -£46,679 | -£93,277 |
| Year 3 | £0 | £2,888 | £43,875 | £0 | £0 | -£46,763 | -£140,040 |
| Year 4 | £0 | £2,975 | £43,875 | £0 | £0 | -£46,850 | -£186,890 |
| Year 5 | £0 | £3,064 | £43,875 | £0 | £0 | -£46,939 | -£233,829 |
Rent by the room upside
What we verified
5206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
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 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 miWide · CV 31.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£8,775
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£233,829
Acquisition costs
25% deposit£225,000
Stamp duty£80,000
Refurb£148,824
Legal + survey£2,900
Mortgage + broker£14,500
Cash needed£471,224
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
Hollis Morgan – November live online auction - A Freehold edwardian 7 bed | 3 rec family home with scope for cosmetic updating plus double garage and mature garden | Reduced price for Auction - was £1.35m
For Sale By Live Online Auction
Address | 2 Henleaze Gardens, Henleaze, Bristol BS9 4HJ
Lot Number tbc
The Live Online Auction is on Wednesday 18th November 2026 @ 12:00 Noon Registration Deadline is on Friday 13th November 2026 @ 16:00
The Auction will be streamed live…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice