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Year 5 disposal
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34/ 100
Weak
7.68% return before costs — verify the rent + comps locally.
Why it works
- Monthly profit +£256/mo from completion — the no.1 reason to invest
- 7.68% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 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
+£256/mo
Pays you every month, net of costs
Price
£475K
No local sold comps to compare
Return · IRR
1.4%/yr
Modest annualised return
Cash to get in
£187K
Deposit + fees + refurb
Return before costs on price 7.68%5-yr return on cash 15%Rent est. £3,039 (£2,531–£3,649)
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: £2,531–£3,649/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £118,750
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 (£15,553–£29,032 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £356,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£256
after mortgage, operating costs & tax
Rent in£3,039/mo gross
£2,922/mo collected · £117/mo lost to voids
Where it goes
£1,930Mortgage£676Costs
£256/mo left as profit · 9% of rent kept
Mortgage£1,930
Costs£676
Management£304
Maintenance£67
Insurance£40
CapEx reserve£152
Voids + council tax£9
Ltd co. accounts£104
Tax£60
Profit+£256
Returns
Return before costs on price7.68%
Cash return on cash1.64%
Gross margin£2,246
Cash needed£187,262
Monthly profit payback60y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.51
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £36,468 | £8,111 | £23,156 | £0 | £988 | £4,213 | £4,213 |
| Year 2 | £37,562 | £8,355 | £23,156 | £0 | £1,150 | £4,901 | £9,114 |
| Year 3 | £38,689 | £8,605 | £23,156 | £0 | £1,316 | £5,611 | £14,725 |
| Year 4 | £39,850 | £8,863 | £23,156 | £0 | £1,488 | £6,342 | £21,067 |
| Year 5 | £41,045 | £9,129 | £23,156 | £0 | £1,664 | £7,096 | £28,163 |
Disposal gain (gross)-£24,060
CGT£0
Net Disposal proceeds£511,327
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
Address-matched (ground truth)Band 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 cohortBA1 4NF · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Bath · 5.7 km
Reason
4-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
4-bed · 2-bath · 1140 sqft
£31k–£61k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£7,980–£14,820
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,540–£23,940
Guide rates · UK May 2026
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 history177d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£226,000 in 2006 → £475,000 asking
+110.2%in 20y
- 2006£226,000+47.2% in 5y
- 2001£153,500+66.8% in 4y
- 1997£92,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent by the room wins — +£457/mo · £181/mo ahead of Short-stay let / Airbnb (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.68% | +£256 | £187,262 | 15.0% | Low | Feasible |
| Housing-benefit rent | 4.90% | -£698 | £187,262 | -14.8% | Med | Feasible |
| Council lease | 4.90% | -£298 | £187,262 | -6.3% | Low | Feasible |
| Refurb & refinance | 7.68% | +£256 | £219,307 | 12.8% | Med | Feasible |
| Short-stay let / Airbnb | 11.06% | +£276 | £187,262 | 12.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£211 | £543,682 | 5% | Med | Feasible |
| ⭐ Rent by the room | 4.64% * | +£457 | £184,275 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Short-let (SA) context296 active short-lets nearby
Short-let market context
- 296 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- 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
Local lettings demandby strategyLive area data
Short-stay let82% occupancy
£176/night ADR
Based on 51 short-let comps nearby
Rent by the room conversion upside
-£1,173/mo cash flow vs Rent it out if converted to Rent by the room
6.06% Return before costs on price converted vs 7.68% as-is
£475k → 5-bed HMO @ ~£720/room: £3,633 pcm gross, ~£2,090 pcm net (4.6% net on £541k all-in incl. ~£26k works); GDV ~£324k → refinance releases ~£-114k (~£298k left in)
high confidence
Unlocks ~£9,243/yr extra rent
4 → 5 lettable rooms · ~5.3% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the EPC certificate — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 6 habitable rooms (4 beds + 2 reception(s)) in 87 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (1 double, 0 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Bath and North East Somerset adopted standard (6.51/10.22 m²; The Bath and North East Somerset Council standards for licensed HMOs under Part 2 of the Housing Act 2004 (25 September 2019)); adds ~£770/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 5 bed HMO+1 double4.64% net on cost2.98% cash-on-cashuplift 4.69% → 5.33%
💷 Refinance could release ~-£113,554
HMO licence
Sized to Bath and North East Somerset's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (4 lettable rooms)
2× Double @ £794/mo1× Single @ £616/mo1× En-suite @ £877/mo
≈ £3,081/mo gross room income
As-is Rent it out
Monthly profit+£330
Return before costs on price7.68%
Cash needed£130,648
If converted to Rent by the room
Monthly profit-£843
Return before costs on price6.06%
Cash needed£146,648
Δ vs Rent it out Monthly profit-£1,173
+1 room (5 total)
Monthly profit+£167
Return before costs on price9.73%
Cash needed£156,648
Extra rent+£770/mo
Show conversion detail
Conversion cost estimate
£31,200
Range: £24,000 – £40,800
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
£66,900–£127,090full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£4,560–£9,120
- Replumb£3,420–£7,980
- Windows£11,400–£21,660
- Paint + decor£10,260–£18,240
- Flooring£14,820–£27,360
Based on 1291 HMO comps within 1.8 km
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
Citywide Article 4 (Bath and North East Somerset)
≈0.0% within 100 m vs 10% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodWeston All Saints CofE Primary SchoolPrimary · Academy converter · BA1 4JR
- Not ratedSt Mary's Catholic Primary SchoolPrimary · Academy converter · BA1 4EH
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£36,468
Section 24 credit£0
Annual tax due£988
Post-tax Monthly profit annual£2,810
Exit costs
Projected sale price (5y · 2%/yr growth)£524,438
Capital gain (pre-CGT)£49,438
Sale costs (~2.5%)£13,111
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£28,163
Rates as of Oct 2024
Acquisition costs
£187,262cash neededPurchase price£475,000
Deposit (25%)£118,750
Stamp duty+5% additional-property surcharge£37,500
Refurb£20,737
Legal + survey£2,150
Mortgage fees£8,125
Total cash neededdeposit + costs (loan covers the rest)£187,262
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This well-kept extended four bedroom semi-detached family home in Leighton Road benefits from wonderful views over Dean Hill to the rear. Briefly comprising entrance hall, L-shaped sitting/dining room, modern fitted kitchen door to inner hallway giving access to open garage/store area. To the rear is an additional room with en-suite shower room which could lend itself to a bedroom 4/home office/playroom. On the first floor there are 3 bedrooms, family room. There is potential…
Floor plans
Nearby active comparables2 rentals · 5 deals
Comparable rentals
BA1 · same beds + typeMedian nearby: £3,100/mo · 1 of 2 already let+£61 vs our est
- Marlborough Street Bath BA1Let4b£3,100/moMay 2026
- Marlborough Street Bath BA14b£3,100/moMay 2026
Listing metarightmove · Nash & Co
About this listing
177 days · RightmovePrice history
5-year price trend
Monthly profit
+£256
Cash needed
£187K
Return after costs
1.64%
IRR
1.37%
Listed 177d ago
29, LEIGHTON ROAD, BATH, BA1 4NF
✓ Verified address
semi-detached · 4 bed · 2 bath · 936 sqft (EPC)
Agent listing: 1,140 sqft (+22%)
£475,000
est £3,039 · 7.68% gross
EPC D
1 / 19
34/100
Marginal
7.68% — verify the rent + comps locally.
Monthly profit +£256/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.68% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£475K
Return before costs
7.68%
est rent £3,039/monot enough comparablesRange £2,531–£3,649/mo (Q1–Q3)
Bedrooms
4
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: £2,531–£3,649/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £118,750
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 (£15,553–£29,032 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £356,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£256
after mortgage, operating costs & tax
Rent in£3,039/mo gross
£2,922/mo collected · £117/mo lost to voids
Where it goes
£1,930Mortgage£676Costs
£256/mo left as profit · 9% of rent kept
Mortgage£1,930
Costs£676
Management£304
Maintenance£67
Insurance£40
CapEx reserve£152
Voids + council tax£9
Ltd co. accounts£104
Tax£60
Profit+£256
Returns
Return before costs on price7.68%
Cash return on cash1.64%
Gross margin£2,246
Cash needed£187,262
Monthly profit payback60y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.51
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context296 active short-lets nearby
Short-let market context
- 296 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- 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 | £36,468 | £8,111 | £23,156 | £0 | £988 | £4,213 | £4,213 |
| Year 2 | £37,562 | £8,355 | £23,156 | £0 | £1,150 | £4,901 | £9,114 |
| Year 3 | £38,689 | £8,605 | £23,156 | £0 | £1,316 | £5,611 | £14,725 |
| Year 4 | £39,850 | £8,863 | £23,156 | £0 | £1,488 | £6,342 | £21,067 |
| Year 5 | £41,045 | £9,129 | £23,156 | £0 | £1,664 | £7,096 | £28,163 |
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£4,631
Annual rental tax£722
CGT yr 5£0 · company level
5y net total£28,163
Acquisition costs
25% deposit£118,750
Stamp duty£37,500
Refurb£20,737
Legal + survey£2,150
Mortgage + broker£8,125
Cash needed£187,262
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 copyRightmove
This well-kept extended four bedroom semi-detached family home in Leighton Road benefits from wonderful views over Dean Hill to the rear. Briefly comprising entrance hall, L-shaped sitting/dining room, modern fitted kitchen door to inner hallway giving access to open garage/store area. To the rear is an additional room with en-suite shower room which could lend itself to a bedroom 4/home office/playroom. On the first floor there are 3 bedrooms, family room. There is potential…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice