Monthly profit −£302/mo — significantly negative — real recurring drain
-3.3% 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
−£302/mo
You top up £302/mo
Price
£270K
No local sold comps to compare
Return · IRR
-3.3%/yr
Loses money over 5 years
Cash to get in
£109K
Deposit + fees + refurb
Return before costson price5.39%5-yr return on cash -11%Rent est. £1,212 (£1,233–£1,191)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £1,233–£1,191/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£12,976–£24,221 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £202,500 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Cladding safety certificateNot stated on the listingHeritageNot stated on the listing
Heritage& planning constraintsCADW 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.
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — -£128/mo · £174/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
5.39%
-£302
£108,951
-11.2%
Low
Feasible
Housing-benefit rent
2.88%
-£804
£108,951
-40.4%
Med
Feasible
⭐ Council lease
5.39%
-£128
£108,951
-3.7%
Low
Feasible
Refurb & refinance
5.39%
-£302
£129,371
-9.4%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£182
£313,321
4%
Med
Feasible
Rent by the room
7.73%
-£521
£108,951
-18.8%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Newport · cap £648/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Newport
LHA monthly cap:
£648
Scheme type:
leasing
Premium:
+900% 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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£232/mo cash flow vs Rent it out if converted to Rent by the room
10.67% Return before costs on price converted vs 5.39% as-is
As-is Rent it out
Monthly profit-£274
Return before costson price5.39%
Cash needed£79,398
If converted to Rent by the room
Monthly profit-£42
Return before costson price10.67%
Cash needed£95,398
Δ vs Rent it outMonthly profit+£232
Show conversion detail
Conversion cost estimate
£46,200
Range: £39,900 – £54,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£61,219–£112,829full refurb + room split
What's in this cost
Kitchen£9,000–£18,000
2 × bathroom£12,000–£22,000
Rewire£4,348–£7,609
Replumb£3,261–£6,522
Windows£10,870–£19,566
Paint + decor£8,696–£15,218
Flooring£13,044–£23,914
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & area intelligence
Transport 10 / 100
Loading map…
Transport score10 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
Glan Llyn Primary School
Not applicable · Welsh establishment · NP19 4EB
Not rated
Lliswerry High School
Not applicable · Welsh establishment · NP19 4RP
Not rated
Lliswerry Primary School
Not applicable · Welsh establishment · NP19 4NG
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£3,623/yr kept
Annual gross rent£14,544
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£3,623
Exit costs
-£12,199 after CGT
Projected sale price (5y · 2%/yr growth)£298,102
Capital gain (pre-CGT)£28,102
Sale costs (~2.5%)£7,453
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 profitafter CGT-£12,199
Rates as of Oct 2024
Acquisition costs
£108,951cash needed
Purchase price£270,000
Deposit (25%)£67,500
Stamp duty+4% higher-rate surcharge£16,950
Refurb£17,301
Legal + survey£2,150
Mortgage fees£5,050
Total cash neededdeposit + costs (loan covers the rest)£108,951
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
*well presented, 3 double bedroom, end terrace house on A modern development with refitted kitchen, lounge/dining room, ground floor W/C, en-suite, family bathroom, garage & driveway with the easiest of access to junctions 23 & 24 of the M4*
Situated on the popular Glan Llyn development on the outskirts of east Newport is this well presented, three double bedroom, end terrace family home, located close to local amenities, supermarkets, shopping at Newport Retail Park, World…
5.39% Return before costs — around the area average for this property type.
Monthly profit −£302/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£270K
Return before costs
5.39%
est rent £1,212/monot enough comparables
Bedrooms
3
2 bath
Energy rating
C
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £1,233–£1,191/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£12,976–£24,221 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £202,500 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Housing-benefit (LHA) scheme detailBRMA Newport · cap £648/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Newport
LHA monthly cap:
£648
Scheme type:
leasing
Premium:
+900% 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
£14,544
£4,446
£13,163
£0
£0
-£3,064
-£3,064
Year 2
£14,980
£4,579
£13,163
£0
£0
-£2,761
-£5,825
Year 3
£15,430
£4,716
£13,163
£0
£0
-£2,449
-£8,274
Year 4
£15,893
£4,858
£13,163
£0
£0
-£2,128
-£10,402
Year 5
£16,369
£5,004
£13,163
£0
£0
-£1,797
-£12,199
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
6006
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 10/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,633
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£12,199
Acquisition costs
£109K
25% deposit£67,500
Stamp duty£16,950
Refurb£17,301
Legal + survey£2,150
Mortgage + broker£5,050
Cash needed£108,951
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
*well presented, 3 double bedroom, end terrace house on A modern development with refitted kitchen, lounge/dining room, ground floor W/C, en-suite, family bathroom, garage & driveway with the easiest of access to junctions 23 & 24 of the M4*
Situated on the popular Glan Llyn development on the outskirts of east Newport is this well presented, three double bedroom, end terrace family home, located close to local amenities, supermarkets, shopping at Newport Retail Park, World…