-6.5% 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.
EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£684/mo
You top up £684/mo
Price
£125K
No local sold comps to compare
Return · IRR
-6.5%/yr
Loses money over 5 years
Cash to get in
£117K
Deposit + fees + refurb
5-yr return on cash -36%
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
Edit any input — outputs recalc live
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
3.0%9.0%
5-year fixed (market average) — 5.50% (as of 2026-05).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Capped at 60% of £125,000 asking (£75,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £93,750 loan + £1,000 booking fee
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 history
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — -£679/mo · £5/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
0.00%
-£684
£117,075
-35.7%
Low
Feasible
Housing-benefit rent
0.00%
-£689
£117,075
-36.0%
Med
Feasible
⭐ Council lease
0.00%
-£679
£117,075
-35.4%
Low
Feasible
Refurb & refinance
0.00%
-£684
£117,510
-35.6%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£191
£202,135
-25%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
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
+£1,116/mo cash flow vs Rent it out if converted to Rent by the room
23.04% Return before costs on price converted vs 0.00% as-is
£125k → 4-bed HMO @ ~£450/room: £1,745 pcm gross, ~£996 pcm net (7.9% net on £151k all-in incl. ~£17k works); needs +1 bathroom
medium confidence
3 → 4 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 5 habitable rooms (3 beds + 2 reception(s)) in 66 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Kingston upon Hull adopted standard (6.51/10.22 m²; Hull CC HMO Advice for Landlords (webpage, 2026)); adds ~£480/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Article 4 — planning permission needed
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 single
+1 bathroom needed
✓Sized to Kingston upon Hull, City of'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.
As-is Rent it out
Monthly profit-£691
Return before costson price0.00%
Cash needed£43,148
If converted to Rent by the room
Monthly profit+£425
Return before costson price23.04%
Cash needed£59,148
Δ vs Rent it outMonthly profit+£1,116
Show conversion detail
Cannot Rent by the room:Bedroom count unknown — verify the floor plan can support 3+ rooms.
Comparables
sold within 0.5 mi
Loading nearby sold…
Tax treatment
-£8,212/yr kept
Annual gross rent£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£8,212
Exit costs
-£41,787 after CGT
Projected sale price (5y · 2%/yr growth)£138,010
Capital gain (pre-CGT)£13,010
Sale costs (~2.5%)£3,450
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-£41,787
Rates as of Oct 2024
Acquisition costs
£117,075cash needed
Purchase price£125,000
Deposit (25%)£31,250
Stamp duty+5% additional-property surcharge£6,250
Refurb£75,000
Legal + survey£1,700
Mortgage fees£2,875
Total cash neededdeposit + costs (loan covers the rest)£117,075
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmoveListing metarightmove
About this listing
Rightmove
Listed by
— agent not available
Price history
No price history available.
Property
Monthly profit
−£684
Cash needed
£117K
Return after costs
-7.01%
IRR
-6.53%
3 bedroom end of terrace house for sale
£125,000
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£684/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£125K
Return before costs
—
rent unknown
Bedrooms
—
— bath
Energy rating
—
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
3.0%9.0%
5-year fixed (market average) — 5.50% (as of 2026-05).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Capped at 60% of £125,000 asking (£75,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £93,750 loan + £1,000 booking fee