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Year 5 disposal
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0/ 100
Weak
3.99% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 3.99% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£881/mo — heavily negative — needs monthly capital injection
- -6.3% 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
−£881/mo
You top up £881/mo
Price
£485K
No local sold comps to compare
Return · IRR
-6.3%/yr
Loses money over 5 years
Cash to get in
£189K
Deposit + fees + refurb
Return before costs on price 3.99%5-yr return on cash -24%Rent est. £1,611 (£1,554–£1,670)
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: £1,554–£1,670/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £121,250
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 — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £363,750 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
-£881
after mortgage, operating costs & tax
Rent in£1,611/mo gross
£1,549/mo collected · £62/mo lost to voids
Where it goes
£1,970Mortgage£460Costs
Outgoings exceed rent — you top up £881/mo
Mortgage£1,970
Costs£460
Management£161
Maintenance£67
Insurance£40
CapEx reserve£81
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£881
Returns
Return before costs on price3.99%
Cash return on cash-5.58%
Gross margin£1,089
Cash needed£189,484
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.79
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 | £19,332 | £5,522 | £23,644 | £0 | £0 | -£9,834 | -£9,834 |
| Year 2 | £19,912 | £5,688 | £23,644 | £0 | £0 | -£9,420 | -£19,254 |
| Year 3 | £20,509 | £5,859 | £23,644 | £0 | £0 | -£8,993 | -£28,247 |
| Year 4 | £21,125 | £6,034 | £23,644 | £0 | £0 | -£8,554 | -£36,800 |
| Year 5 | £21,758 | £6,215 | £23,644 | £0 | £0 | -£8,101 | -£44,901 |
Disposal gain (gross)-£22,867
CGT£0
Net Disposal proceeds£522,092
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
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 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 cohortBS31 1BP · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Bristol · 8.4 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 · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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 — -£881/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 | 3.99% | -£881 | £189,484 | -23.7% | Low | Feasible |
| Housing-benefit rent | 3.21% | -£1,220 | £189,484 | -33.8% | Med | Feasible |
| Council lease | 3.21% | -£950 | £189,484 | -28.1% | Low | Feasible |
| Refurb & refinance | 3.99% | -£881 | £221,458 | -20.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £552,683 | 5% | Med | Feasible |
| Rent by the room | 5.38% | -£1,174 | £189,484 | -29.9% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Bristol · cap £1,296/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bristol
- LHA monthly cap:
- £1,296
- 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
-£92/mo cash flow vs Rent it out if converted to Rent by the room
5.94% Return before costs on price converted vs 3.99% as-is
As-is Rent it out
Monthly profit-£790
Return before costs on price3.99%
Cash needed£133,148
If converted to Rent by the room
Monthly profit-£882
Return before costs on price5.94%
Cash needed£149,148
Δ vs Rent it out Monthly profit-£92
Show conversion detail
Conversion cost estimate
£57,600
Range: £50,400 – £67,200
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
£58,890–£112,305full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- 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 miLoading 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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingTwo Rivers Church of England PrimaryPrimary · Free schools · BS31 1GE
- GoodIKB AcademySecondary · Studio schools · BS31 1SP
- Not ratedChandag Primary SchoolPrimary · Academy converter · BS31 1PQ
- Not ratedWellsway SchoolSecondary · Academy converter · BS31 1PH
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£19,332
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£10,578
Exit costs
Projected sale price (5y · 2%/yr growth)£535,479
Capital gain (pre-CGT)£50,479
Sale costs (~2.5%)£13,387
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-£44,901
Rates as of Oct 2024
Acquisition costs
£189,484cash neededPurchase price£485,000
Deposit (25%)£121,250
Stamp duty+5% additional-property surcharge£38,500
Refurb£19,309
Legal + survey£2,150
Mortgage fees£8,275
Total cash neededdeposit + costs (loan covers the rest)£189,484
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A handsome bay fronted period home enjoying a highly convenient position in the heart of the town, close to an excellent range of amenities and within easy reach of several well regarded schools. The property offers versatile and well proportioned accommodation arranged over two floors.
The welcoming entrance hallway features useful storage cupboards and provides access to the ground floor accommodation, which comprises a comfortable lounge with attractive bay window, separa…
Floor plans
Listing metazoopla · Davies & Way
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£881
Cash needed
£189K
Return after costs
-5.58%
IRR
-6.34%
Rock Road, Keynsham, Bristol BS31
semi_detached · 3 bed · 1 bath
£485,000
est £1,611 · 3.99% gross
EPC D
1 / 19
0/100
Marginal
3.99% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£485K
Return before costs
3.99%
est rent £1,611/monot enough comparablesRange £1,554–£1,670/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
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: £1,554–£1,670/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £121,250
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 — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £363,750 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
-£881
after mortgage, operating costs & tax
Rent in£1,611/mo gross
£1,549/mo collected · £62/mo lost to voids
Where it goes
£1,970Mortgage£460Costs
Outgoings exceed rent — you top up £881/mo
Mortgage£1,970
Costs£460
Management£161
Maintenance£67
Insurance£40
CapEx reserve£81
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£881
Returns
Return before costs on price3.99%
Cash return on cash-5.58%
Gross margin£1,089
Cash needed£189,484
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.79
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bristol · cap £1,296/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bristol
- LHA monthly cap:
- £1,296
- 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 | £19,332 | £5,522 | £23,644 | £0 | £0 | -£9,834 | -£9,834 |
| Year 2 | £19,912 | £5,688 | £23,644 | £0 | £0 | -£9,420 | -£19,254 |
| Year 3 | £20,509 | £5,859 | £23,644 | £0 | £0 | -£8,993 | -£28,247 |
| Year 4 | £21,125 | £6,034 | £23,644 | £0 | £0 | -£8,554 | -£36,800 |
| Year 5 | £21,758 | £6,215 | £23,644 | £0 | £0 | -£8,101 | -£44,901 |
Rent by the room upside
What we verified
5106
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▾
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,729
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£44,901
Acquisition costs
25% deposit£121,250
Stamp duty£38,500
Refurb£19,309
Legal + survey£2,150
Mortgage + broker£8,275
Cash needed£189,484
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
A handsome bay fronted period home enjoying a highly convenient position in the heart of the town, close to an excellent range of amenities and within easy reach of several well regarded schools. The property offers versatile and well proportioned accommodation arranged over two floors.
The welcoming entrance hallway features useful storage cupboards and provides access to the ground floor accommodation, which comprises a comfortable lounge with attractive bay window, separa…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice