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Year 5 disposal
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0/ 100
Weak
1.89% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- 1.89% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£2,991/mo — heavily negative — needs monthly capital injection
- -11.5% 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
−£3K/mo
You top up £3K/mo
Price vs market
Above comparable sales
+174% vs 12 sold
Return · IRR
-11.5%/yr
Loses money over 5 years
Cash to get in
£380K
Deposit + fees + refurb
Price £995KReturn before costs on price 1.89%5-yr return on cash -45%Rent est. £1,568 (£1,498–£1,641)
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: £1,498–£1,641/mo · n=87
Financing
DepositYour cash in — the rest is the mortgage25% · £248,750
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 (£14,482–£27,033 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £746,250 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£2,991
after mortgage, operating costs & tax
Rent in£1,568/mo gross
£1,508/mo collected · £60/mo lost to voids
Where it goes
£4,042Mortgage
Outgoings exceed rent — you top up £2,991/mo
Mortgage£4,042
Costs£456
Management£157
Maintenance£67
Insurance£40
CapEx reserve£78
Voids + council tax£10
Ltd co. accounts£104
Tax—
Shortfall−£2,991
Returns
Return before costs on price1.89%
Cash return on cash-9.45%
Gross margin£1,051
Cash needed£379,884
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.37
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 | £18,816 | £5,478 | £48,506 | £0 | £0 | -£35,168 | -£35,168 |
| Year 2 | £19,380 | £5,642 | £48,506 | £0 | £0 | -£34,768 | -£69,936 |
| Year 3 | £19,962 | £5,812 | £48,506 | £0 | £0 | -£34,356 | -£104,292 |
| Year 4 | £20,561 | £5,986 | £48,506 | £0 | £0 | -£33,931 | -£138,223 |
| Year 5 | £21,178 | £6,165 | £48,506 | £0 | £0 | -£33,494 | -£171,717 |
Disposal gain (gross)-£39,113
CGT£0
Net Disposal proceeds£1,071,096
What we verified
What we verified
60066 ok · 0 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
Conversion approvability
Per-property planning assessment
Likely approvable94% 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 94% (349 decisions)
- 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
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
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortBS31 2SZ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Bristol · 9 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
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
Rent it out wins — -£2,991/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 | 1.89% | -£2,991 | £379,884 | -45.2% | Low | Feasible |
| Housing-benefit rent | 1.44% | -£3,372 | £379,884 | -51.1% | Med | Feasible |
| Council lease | 1.44% | -£3,116 | £379,884 | -48.3% | Low | Feasible |
| Refurb & refinance | 1.89% | -£2,991 | £437,358 | -39.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £1,117,933 | 6% | Med | Feasible |
| Rent by the room | 2.62% | -£3,316 | £379,884 | -48.7% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,197
- Scheme type:
- leasing
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
-£57/mo cash flow vs Rent it out if converted to Rent by the room
2.89% Return before costs on price converted vs 1.89% as-is
As-is Rent it out
Monthly profit-£2,817
Return before costs on price1.89%
Cash needed£260,648
If converted to Rent by the room
Monthly profit-£2,874
Return before costs on price2.89%
Cash needed£276,648
Δ vs Rent it out Monthly profit-£57
Show conversion detail
Conversion cost estimate
£52,800
Range: £45,600 – £62,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 94% 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 94% (349 decisions)
≈0.0% within 100 m vs 10% policy
£65,340–£124,130full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£4,400–£8,800
- Replumb£3,300–£7,700
- Windows£11,000–£20,900
- Paint + decor£9,900–£17,600
- Flooring£14,300–£26,400
Comparables
sold within 0.5 miWide · CV 28.7%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 100 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodCastle Primary SchoolPrimary · Academy sponsor led · BS31 2TS
- GoodSomerdale Educate Together Primary AcademyPrimary · Free schools · BS31 2FF
- GoodSt John's Church of England Primary SchoolPrimary · Academy converter · BS31 2NB
- GoodSt Keyna Primary SchoolPrimary · Community school · BS31 2JP
- GoodLift BroadlandsSecondary · Academy sponsor led · BS31 2DY
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£18,816
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£35,892
Exit costs
Projected sale price (5y · 2%/yr growth)£1,098,560
Capital gain (pre-CGT)£103,560
Sale costs (~2.5%)£27,464
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-£171,717
Rates as of Oct 2024
Acquisition costs
£379,884cash neededPurchase price£995,000
Deposit (25%)£248,750
Stamp duty+5% additional-property surcharge£93,000
Refurb£19,309
Legal + survey£2,900
Mortgage fees£15,925
Total cash neededdeposit + costs (loan covers the rest)£379,884
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Set within Uplands Farm Barn, a prestigious gated development on the southern edge of Keynsham, this exceptional barn conversion combines the character of its agricultural past with a beautifully finished contemporary interior. Exposed stonework, original ceiling tiles and substantial timber beams sit alongside marble work surfaces, integrated Neff appliances, Villeroy & Boch bathrooms and underfloor heating throughout.
Electric gates open onto landscaped communal grounds an…
Floor plans
Listing metazoopla · Davies & Way
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£2,991
Cash needed
£380K
Return after costs
-9.45%
IRR
-11.47%
Wellsway, Keynsham, Bristol BS31
barn_conversion · 3 bed · 2 bath
£995,000
est £1,568 · 1.89% gross
EPC C
1 / 15
0/100
Marginal
1.89% — verify the rent + comps locally.
1.89% Return before costs — around the area average for this property type.
Monthly profit −£2,991/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£995K
174% above sold comps
Return before costs
1.89%
est rent £1,568/monot enough comparablesRange £1,498–£1,641/mo (Q1–Q3)
Bedrooms
3
2 bath
Energy rating
C
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: £1,498–£1,641/mo · n=87
Financing
DepositYour cash in — the rest is the mortgage25% · £248,750
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 (£14,482–£27,033 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £746,250 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£2,991
after mortgage, operating costs & tax
Rent in£1,568/mo gross
£1,508/mo collected · £60/mo lost to voids
Where it goes
£4,042Mortgage
Outgoings exceed rent — you top up £2,991/mo
Mortgage£4,042
Costs£456
Management£157
Maintenance£67
Insurance£40
CapEx reserve£78
Voids + council tax£10
Ltd co. accounts£104
Tax—
Shortfall−£2,991
Returns
Return before costs on price1.89%
Cash return on cash-9.45%
Gross margin£1,051
Cash needed£379,884
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.37
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,197
- Scheme type:
- leasing
- 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 | £18,816 | £5,478 | £48,506 | £0 | £0 | -£35,168 | -£35,168 |
| Year 2 | £19,380 | £5,642 | £48,506 | £0 | £0 | -£34,768 | -£69,936 |
| Year 3 | £19,962 | £5,812 | £48,506 | £0 | £0 | -£34,356 | -£104,292 |
| Year 4 | £20,561 | £5,986 | £48,506 | £0 | £0 | -£33,931 | -£138,223 |
| Year 5 | £21,178 | £6,165 | £48,506 | £0 | £0 | -£33,494 | -£171,717 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 28.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£9,701
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£171,717
Acquisition costs
25% deposit£248,750
Stamp duty£93,000
Refurb£19,309
Legal + survey£2,900
Mortgage + broker£15,925
Cash needed£379,884
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
Set within Uplands Farm Barn, a prestigious gated development on the southern edge of Keynsham, this exceptional barn conversion combines the character of its agricultural past with a beautifully finished contemporary interior. Exposed stonework, original ceiling tiles and substantial timber beams sit alongside marble work surfaces, integrated Neff appliances, Villeroy & Boch bathrooms and underfloor heating throughout.
Electric gates open onto landscaped communal grounds an…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice