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Year 5 disposal
⊞ View all 35
25/ 100
Weak
6.15% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£170/mo — mildly negative — equity build may cover
- -1.5% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£170/mo
You top up £170/mo
Price vs market
Above comparable sales
+63% vs 12 sold
Return · IRR
-1.5%/yr
Loses money over 5 years
Cash to get in
£151K
Deposit + fees + refurb
Price £380KReturn before costs on price 6.15%5-yr return on cash -0%Rent est. £1,948 (£1,484–£2,557)
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: £1,484–£2,557/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £95,000
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £285,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£170
after mortgage, operating costs & tax
Rent in£1,948/mo gross
£1,873/mo collected · £75/mo lost to voids
Where it goes
£1,544Mortgage£499Costs
Outgoings exceed rent — you top up £170/mo
Mortgage£1,544
Costs£499
Management£195
Maintenance£67
Insurance£28
CapEx reserve£97
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£170
Returns
Return before costs on price6.15%
Cash return on cash-1.35%
Gross margin£1,374
Cash needed£151,308
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.21
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 | £23,376 | £5,990 | £18,525 | £0 | £0 | -£1,139 | -£1,139 |
| Year 2 | £24,077 | £6,170 | £18,525 | £0 | £0 | -£617 | -£1,756 |
| Year 3 | £24,800 | £6,355 | £18,525 | £0 | £0 | -£80 | -£1,836 |
| Year 4 | £25,544 | £6,545 | £18,525 | £0 | £90 | £383 | -£1,453 |
| Year 5 | £26,310 | £6,742 | £18,525 | £0 | £198 | £845 | -£608 |
Disposal gain (gross)-£20,546
CGT£0
Net Disposal proceeds£409,062
What we verified
What we verified
60066 ok · 0 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 ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortSY4 5JH · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Liverpool · 63.9 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 · 1-bath · 1170 sqft
£28k–£55k
£ per sqft
building cost only
£24–£47
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
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 history154d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£285,000 in 2023 → £380,000 asking
+33.3%in 3y
- 2023£285,000+26.7% in 4y
- 2019£225,000+38.0% in 5y
- 2014£163,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£170/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 | 6.15% | -£170 | £151,308 | -0.4% | Low | Feasible |
| Housing-benefit rent | 3.07% | -£1,027 | £151,308 | -36.3% | Med | Feasible |
| Council lease | 0.00% | -£1,743 | £151,308 | -69.6% | Low | Feasible |
| Refurb & refinance | 6.15% | -£170 | £178,091 | -0.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £437,391 | 4% | Med | Feasible |
| Rent by the room | 7.58% | -£659 | £151,308 | -16.1% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Shropshire · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Shropshire
- LHA monthly cap:
- £972
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
-£365/mo cash flow vs Rent it out if converted to Rent by the room
7.58% Return before costs on price converted vs 6.15% as-is
🔓 +2 bedrooms potential
high confidence4 → 6 lettable rooms
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 128 m²; open-plan kitchen/diner serves as the communal living space, so all 2 convertible room(s) become bedrooms → up to 6 lettable rooms (1 double, 1 single); sized to Shropshire adopted standard (6.51/10.22 m²; Shropshire Council houses in multiple occupation licensing pages (fees from 1 April 2026); national minimum bedroom sizes applied as licence conditions (council newsroom, Nov 2018)); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 6 bed HMO+1 double, +1 single
HMO licence
Sized to Shropshire'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-£106
Return before costs on price6.15%
Cash needed£106,898
If converted to Rent by the room
Monthly profit-£472
Return before costs on price7.58%
Cash needed£122,898
Δ vs Rent it out Monthly profit-£365
Show conversion detail
Conversion cost estimate
£30,000
Range: £24,000 – £38,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£55,290–£103,780full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£8,190–£15,210
- Flooring£12,870–£24,570
Comparables
sold within 0.5 miWide · CV 17.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score70 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodSt Peter's CofE Primary SchoolPrimary · Academy converter · SY4 5BX
- GoodThe Thomas Adams SchoolSecondary · Academy converter · SY4 5UB
- Requires improvementWoodlands SchoolNot applicable · Academy special sponsor led · SY4 5PJ
- Not ratedLoppington House FE UnitNot applicable · Miscellaneous · SY4 5NF
- Not ratedNewtown CofE Primary SchoolPrimary · Voluntary controlled school · SY4 5NU
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£23,376
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,038
Exit costs
Projected sale price (5y · 2%/yr growth)£419,551
Capital gain (pre-CGT)£39,551
Sale costs (~2.5%)£10,489
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-£608
Rates as of Oct 2024
Acquisition costs
£151,308cash neededPurchase price£380,000
Deposit (25%)£95,000
Stamp duty+5% additional-property surcharge£28,000
Refurb£19,458
Legal + survey£2,150
Mortgage fees£6,700
Total cash neededdeposit + costs (loan covers the rest)£151,308
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Location, Location, Location
Located to the east of the market town of Wem, the town centre is only a 10-minute walk away. Here, you can enjoy everything a thriving market town has to offer: independent shops, a wide range of restaurants, cafés, pubs, and even a wine bar (don't think there is one?).
Wem has plenty to offer families, including well-respected primary and secondary schools, a library, a supermarket, and a range of healthcare services such as doctors, dentists…
Floor plans
Nearby active comparables5 deals
Comparable rentals
SY4 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · EweMove
About this listing
154 days · RightmovePrice history
5-year price trend
Monthly profit
−£170
Cash needed
£151K
Return after costs
-1.35%
IRR
-1.49%
Listed 154d ago
15, ASTON, SHREWSBURY, SY4 5JH
✓ Verified address
semi-detached · 4 bed · 1 bath · 1,152 sqft (EPC)
£380,000
est £1,948 · 6.15% gross
EPC CConservation area
1 / 35
25/100
Marginal
6.15% — verify the rent + comps locally.
6.15% Return before costs — around the area average for this property type.
Monthly profit −£170/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£380K
63% above sold comps
Return before costs
6.15%
est rent £1,948/monot enough comparablesRange £1,484–£2,557/mo (Q1–Q3)
Bedrooms
4
1 bath
Energy rating
C
Energy rating
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: £1,484–£2,557/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £95,000
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £285,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£170
after mortgage, operating costs & tax
Rent in£1,948/mo gross
£1,873/mo collected · £75/mo lost to voids
Where it goes
£1,544Mortgage£499Costs
Outgoings exceed rent — you top up £170/mo
Mortgage£1,544
Costs£499
Management£195
Maintenance£67
Insurance£28
CapEx reserve£97
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£170
Returns
Return before costs on price6.15%
Cash return on cash-1.35%
Gross margin£1,374
Cash needed£151,308
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.21
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Shropshire · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Shropshire
- LHA monthly cap:
- £972
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 | £23,376 | £5,990 | £18,525 | £0 | £0 | -£1,139 | -£1,139 |
| Year 2 | £24,077 | £6,170 | £18,525 | £0 | £0 | -£617 | -£1,756 |
| Year 3 | £24,800 | £6,355 | £18,525 | £0 | £0 | -£80 | -£1,836 |
| Year 4 | £25,544 | £6,545 | £18,525 | £0 | £90 | £383 | -£1,453 |
| Year 5 | £26,310 | £6,742 | £18,525 | £0 | £198 | £845 | -£608 |
Rent by the room upside
What we verified
6105
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaCA
Building condition▾
EPCEnergy efficiency ratingC
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 17.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,705
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£608
Acquisition costs
25% deposit£95,000
Stamp duty£28,000
Refurb£19,458
Legal + survey£2,150
Mortgage + broker£6,700
Cash needed£151,308
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
Location, Location, Location
Located to the east of the market town of Wem, the town centre is only a 10-minute walk away. Here, you can enjoy everything a thriving market town has to offer: independent shops, a wide range of restaurants, cafés, pubs, and even a wine bar (don't think there is one?).
Wem has plenty to offer families, including well-respected primary and secondary schools, a library, a supermarket, and a range of healthcare services such as doctors, dentists…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice