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Year 5 disposal
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0/ 100
Weak
4.39% Rent by the room 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)
- 2.95% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,149/mo — heavily negative — needs monthly capital injection
- -6.6% 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
−£1K/mo
You top up £1K/mo
Price vs market
Above comparable sales
+45% vs 12 sold
Return · IRR
-6.6%/yr
Loses money over 5 years
Cash to get in
£221K
Deposit + fees + refurb
Price £450KReturn before costs on price · Rent by the room 4.39%5-yr return on cash -29%Rent est. £1,106 (£1,116–£1,096)
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: £1,116–£1,096/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£47,817–£89,258 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,149
after mortgage, operating costs & tax
Rent in£1,106/mo gross
£1,063/mo collected · £43/mo lost to voids
Where it goes
£1,828Mortgage£385Costs
Outgoings exceed rent — you top up £1,149/mo
Mortgage£1,828
Costs£385
Management£111
Maintenance£67
Insurance£40
CapEx reserve£55
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£1,149
Returns
Return before costs on price2.95%
Cash return on cash-6.24%
Gross margin£679
Cash needed£221,156
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.58
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 | £13,272 | £4,615 | £21,938 | £0 | £0 | -£13,281 | -£13,281 |
| Year 2 | £13,670 | £4,754 | £21,938 | £0 | £0 | -£13,021 | -£26,302 |
| Year 3 | £14,080 | £4,896 | £21,938 | £0 | £0 | -£12,754 | -£39,056 |
| Year 4 | £14,503 | £5,043 | £21,938 | £0 | £0 | -£12,478 | -£51,534 |
| Year 5 | £14,938 | £5,195 | £21,938 | £0 | £0 | -£12,194 | -£63,728 |
Disposal gain (gross)-£66,491
CGT£0
Net Disposal proceeds£484,415
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
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 cohortPL9 7NJ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Exeter · 58.6 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 history155d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£243,000 in 2006 → £450,000 asking
+85.2%in 20y
- 2006£243,000+106.8% in 4y
- 2002£117,500—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£207/mo · £590/mo ahead of Rent by the room
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 2.95% | -£1,149 | £221,156 | -28.8% | Low | Feasible |
| Housing-benefit rent | 2.13% | -£1,453 | £221,156 | -37.0% | Med | Feasible |
| Council lease | 2.13% | -£1,281 | £221,156 | -33.8% | Low | Feasible |
| Refurb & refinance | 2.95% | -£1,149 | £269,158 | -23.7% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 10.81% | +£207 | £221,156 | 8.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£211 | £576,408 | -5% | Med | Feasible |
| Rent by the room | 2.81% * | -£383 | £160,000 | — | — | 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) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Plymouth · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Plymouth
- LHA monthly cap:
- £798
- Scheme type:
- other
- 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 let36% occupancy
£372/night ADR
Based on 12 short-let comps nearby
Rent by the room conversion upside
+£318/mo cash flow vs Rent it out if converted to Rent by the room
6.40% Return before costs on price converted vs 2.95% as-is
£450k → 4-bed HMO @ ~£522/room: £2,036 pcm gross, ~£1,164 pcm net (2.8% net on £498k all-in incl. ~£10k works)
high confidence
Unlocks ~£6,736/yr extra rent
3 → 4 lettable rooms · ~3.3% 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 5 habitable rooms (3 beds + 2 reception(s)) in 122 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (1 double, 0 single); sized to Plymouth adopted standard (6.51/10.22 m²; Licensed HMOs: Guidance on standards and levels of management required - March 2026 (Plymouth City Council, Community Connections)); adds ~£561/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 double2.81% net on cost-2.87% cash-on-cashuplift 2.95% → 3.28%
Sized to Plymouth'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 (3 lettable rooms)
1× Double @ £568/mo1× Single @ £485/mo1× En-suite @ £631/mo
≈ £1,684/mo gross room income
As-is Rent it out
Monthly profit-£1,063
Return before costs on price2.95%
Cash needed£124,398
If converted to Rent by the room
Monthly profit-£745
Return before costs on price6.40%
Cash needed£140,398
Δ vs Rent it out Monthly profit+£318
+1 room (4 total)
Monthly profit-£857
Return before costs on price5.99%
Cash needed£150,398
Extra rent+£561/mo
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£54,690–£102,530full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 1372 HMO comps within 3.3 km
Comparables
sold within 0.5 miWide · CV 28.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodMorley Meadow Primary SchoolPrimary · Academy converter · PL9 7GN
- GoodOreston Community AcademyPrimary · Academy converter · PL9 7JY
- Not ratedPomphlett Primary SchoolPrimary · Academy converter · PL9 7ES
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£13,272
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£13,791
Exit costs
Projected sale price (5y · 2%/yr growth)£496,836
Capital gain (pre-CGT)£46,836
Sale costs (~2.5%)£12,421
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-£63,728
Rates as of Oct 2024
Acquisition costs
£221,156cash neededPurchase price£450,000
Deposit (25%)£112,500
Stamp duty+5% additional-property surcharge£35,000
Refurb£63,756
Legal + survey£2,150
Mortgage fees£7,750
Total cash neededdeposit + costs (loan covers the rest)£221,156
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A beautifully renovated three double bedroom detached Georgian cottage, ideally positioned just moments from the waterfront and slipway in Oreston. This charming home offers generous driveway parking, level gardens, two spacious reception rooms, and two bathrooms, alongside PVCu double glazing and gas central heating for modern comfort.
Set a stone’s throw from the picturesque quay, the property has been thoughtfully updated by the current owners, blending period character w…
Floor plans
Listing metarightmove · Lang Town & Country
About this listing
155 days · RightmovePrice history
5-year price trend
Monthly profit
−£1,149
Cash needed
£221K
Return after costs
-6.24%
IRR
-6.59%
Listed 155d ago
24, MARINE ROAD, ORESTON, PLYMOUTH, PL9 7NJ
✓ Verified address
cottage · 3 bed · 2 bath · 1,475 sqft (EPC)
£450,000
est £1,106 · 2.95% gross
EPC D
1 / 13
0/100
Marginal
4.39% Rent by the room strategy — market rent unverified, verify locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£450K
45% above sold comps
Return before costs (best)
4.39%
Rent by the room
Bedrooms
3
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: £1,116–£1,096/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£47,817–£89,258 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,149
after mortgage, operating costs & tax
Rent in£1,106/mo gross
£1,063/mo collected · £43/mo lost to voids
Where it goes
£1,828Mortgage£385Costs
Outgoings exceed rent — you top up £1,149/mo
Mortgage£1,828
Costs£385
Management£111
Maintenance£67
Insurance£40
CapEx reserve£55
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£1,149
Returns
Return before costs on price2.95%
Cash return on cash-6.24%
Gross margin£679
Cash needed£221,156
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.58
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Plymouth · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Plymouth
- LHA monthly cap:
- £798
- Scheme type:
- other
- 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 | £13,272 | £4,615 | £21,938 | £0 | £0 | -£13,281 | -£13,281 |
| Year 2 | £13,670 | £4,754 | £21,938 | £0 | £0 | -£13,021 | -£26,302 |
| Year 3 | £14,080 | £4,896 | £21,938 | £0 | £0 | -£12,754 | -£39,056 |
| Year 4 | £14,503 | £5,043 | £21,938 | £0 | £0 | -£12,478 | -£51,534 |
| Year 5 | £14,938 | £5,195 | £21,938 | £0 | £0 | -£12,194 | -£63,728 |
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 miWide · CV 28.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,388
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£63,728
Acquisition costs
25% deposit£112,500
Stamp duty£35,000
Refurb£63,756
Legal + survey£2,150
Mortgage + broker£7,750
Cash needed£221,156
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
A beautifully renovated three double bedroom detached Georgian cottage, ideally positioned just moments from the waterfront and slipway in Oreston. This charming home offers generous driveway parking, level gardens, two spacious reception rooms, and two bathrooms, alongside PVCu double glazing and gas central heating for modern comfort.
Set a stone’s throw from the picturesque quay, the property has been thoughtfully updated by the current owners, blending period character w…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice