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Year 5 disposal
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0/ 100
Weak
2.82% 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)
- 2.82% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,654/mo — heavily negative — needs monthly capital injection
- -9.5% 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
−£2K/mo
You top up £2K/mo
Price
£650K
No local sold comps to compare
Return · IRR
-9.5%/yr
Loses money over 5 years
Cash to get in
£245K
Deposit + fees + refurb
Return before costs on price 2.82%5-yr return on cash -37%Rent est. £1,527 (£1,406–£1,658)
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: £1,406–£1,658/mo · n=87
Financing
DepositYour cash in — the rest is the mortgage25% · £162,500
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 (£10,316–£19,256 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £487,500 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,654
after mortgage, operating costs & tax
Rent in£1,527/mo gross
£1,468/mo collected · £59/mo lost to voids
Where it goes
£2,641Mortgage
Outgoings exceed rent — you top up £1,654/mo
Mortgage£2,641
Costs£482
Management£153
Maintenance£100
Insurance£40
CapEx reserve£76
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£1,654
Returns
Return before costs on price2.82%
Cash return on cash-8.10%
Gross margin£987
Cash needed£244,904
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.56
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 | £18,324 | £5,778 | £31,688 | £0 | £0 | -£19,142 | -£19,142 |
| Year 2 | £18,874 | £5,951 | £31,688 | £0 | £0 | -£18,765 | -£37,907 |
| Year 3 | £19,440 | £6,130 | £31,688 | £0 | £0 | -£18,378 | -£56,284 |
| Year 4 | £20,023 | £6,314 | £31,688 | £0 | £0 | -£17,978 | -£74,263 |
| Year 5 | £20,624 | £6,503 | £31,688 | £0 | £0 | -£17,567 | -£91,830 |
Disposal gain (gross)-£21,943
CGT£0
Net Disposal proceeds£699,711
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 cohortBA1 7TZ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bath · 2.8 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 — -£1,654/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 | 2.82% | -£1,654 | £244,904 | -37.5% | Low | Feasible |
| Housing-benefit rent | 1.80% | -£2,166 | £244,904 | -50.4% | Med | Feasible |
| Council lease | 1.80% | -£1,957 | £244,904 | -46.9% | Low | Feasible |
| Refurb & refinance | 2.82% | -£1,654 | £282,906 | -32.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £727,156 | 7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Bath · cap £977/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £977
- 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
-£24/mo cash flow vs Rent it out if converted to Rent by the room
4.43% Return before costs on price converted vs 2.82% as-is
As-is Rent it out
Monthly profit-£1,503
Return before costs on price2.82%
Cash needed£174,398
If converted to Rent by the room
Monthly profit-£1,526
Return before costs on price4.43%
Cash needed£190,398
Δ vs Rent it out Monthly profit-£24
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
£48,000
Range: £40,800 – £57,600
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
£57,540–£109,330full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£3,600–£7,200
- Replumb£2,700–£6,300
- Windows£9,000–£17,100
- Paint + decor£8,100–£14,400
- Flooring£11,700–£21,600
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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodBatheaston Church SchoolPrimary · Academy converter · BA1 7EP
- Not ratedBathford Church SchoolPrimary · Academy converter · BA1 7UB
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£18,324
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£19,846
Exit costs
Projected sale price (5y · 2%/yr growth)£717,653
Capital gain (pre-CGT)£67,653
Sale costs (~2.5%)£17,941
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-£91,830
Rates as of Oct 2024
Acquisition costs
£244,904cash neededPurchase price£650,000
Deposit (25%)£162,500
Stamp duty+5% additional-property surcharge£55,000
Refurb£13,754
Legal + survey£2,900
Mortgage fees£10,750
Total cash neededdeposit + costs (loan covers the rest)£244,904
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A fine detached Arts and Crafts style cottage of considerable character, peacefully tucked away in this highly desirable village on the Eastern outskirts of Bath. Enjoying a lovely open outlook over the village and towards Solsbury Hill, the house offers space and potential to extend the charming and bright accommodation and benefits from all the principal rooms having dual aspect.
21'8 living room with wood burner
kitchen/breakfast room
2 double bedrooms
ensuite bathroom
Floor plans
Listing metazoopla · Whiteley Helyar
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£1,654
Cash needed
£245K
Return after costs
-8.10%
IRR
-9.51%
Rowlands Close, Bathford BA1
detached · 2 bed · 2 bath
£650,000
est £1,527 · 2.82% gross
EPC D
1 / 21
0/100
Marginal
2.82% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£650K
Return before costs
2.82%
est rent £1,527/monot enough comparablesRange £1,406–£1,658/mo (Q1–Q3)
Bedrooms
2
2 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: £1,406–£1,658/mo · n=87
Financing
DepositYour cash in — the rest is the mortgage25% · £162,500
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 (£10,316–£19,256 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £487,500 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,654
after mortgage, operating costs & tax
Rent in£1,527/mo gross
£1,468/mo collected · £59/mo lost to voids
Where it goes
£2,641Mortgage
Outgoings exceed rent — you top up £1,654/mo
Mortgage£2,641
Costs£482
Management£153
Maintenance£100
Insurance£40
CapEx reserve£76
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£1,654
Returns
Return before costs on price2.82%
Cash return on cash-8.10%
Gross margin£987
Cash needed£244,904
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.56
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bath · cap £977/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £977
- 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 | £18,324 | £5,778 | £31,688 | £0 | £0 | -£19,142 | -£19,142 |
| Year 2 | £18,874 | £5,951 | £31,688 | £0 | £0 | -£18,765 | -£37,907 |
| Year 3 | £19,440 | £6,130 | £31,688 | £0 | £0 | -£18,378 | -£56,284 |
| Year 4 | £20,023 | £6,314 | £31,688 | £0 | £0 | -£17,978 | -£74,263 |
| Year 5 | £20,624 | £6,503 | £31,688 | £0 | £0 | -£17,567 | -£91,830 |
Rent by the room upside
What we verified
3306
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
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£6,338
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£91,830
Acquisition costs
25% deposit£162,500
Stamp duty£55,000
Refurb£13,754
Legal + survey£2,900
Mortgage + broker£10,750
Cash needed£244,904
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 fine detached Arts and Crafts style cottage of considerable character, peacefully tucked away in this highly desirable village on the Eastern outskirts of Bath. Enjoying a lovely open outlook over the village and towards Solsbury Hill, the house offers space and potential to extend the charming and bright accommodation and benefits from all the principal rooms having dual aspect.
21'8 living room with wood burner
kitchen/breakfast room
2 double bedrooms
ensuite bathroom
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice