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Year 5 disposal
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50/ 100
Caution
Real 11.00% Rent by the room return before costs but flagged risks need pricing in.
Why it works
- 11.0% Rent by the room return before costs (net 5.75% after CapEx + bills) — conversion play
Why to be cautious
- Monthly profit −£243/mo — significantly negative — real recurring drain
- -3.5% 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
−£243/mo
You top up £243/mo
Price
£180K
No local sold comps to compare
Return · IRR
-3.5%/yr
Loses money over 5 years
Cash to get in
£77K
Deposit + fees + refurb
Return before costs on price · Rent by the room 11.00%5-yr return on cash -14%Rent est. £858 (£799–£921)
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: £799–£921/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £135,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£243
after mortgage, operating costs & tax
Rent in£858/mo gross
£825/mo collected · £33/mo lost to voids
Where it goes
£731Mortgage£336Costs
Outgoings exceed rent — you top up £243/mo
Mortgage£731
Costs£336
Management£86
Maintenance£67
Insurance£20
CapEx reserve£43
Voids + council tax£6
Ltd co. accounts£104
Selective licensing£11
Tax—
Shortfall−£243
Returns
Return before costs on price5.72%
Cash return on cash-3.77%
Gross margin£489
Cash needed£77,290
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.13
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 | £10,296 | £4,036 | £8,775 | £0 | £0 | -£2,515 | -£2,515 |
| Year 2 | £10,605 | £4,157 | £8,775 | £0 | £0 | -£2,328 | -£4,843 |
| Year 3 | £10,923 | £4,282 | £8,775 | £0 | £0 | -£2,134 | -£6,977 |
| Year 4 | £11,251 | £4,411 | £8,775 | £0 | £0 | -£1,935 | -£8,912 |
| Year 5 | £11,588 | £4,543 | £8,775 | £0 | £0 | -£1,730 | -£10,642 |
Disposal gain (gross)-£14,824
CGT£0
Net Disposal proceeds£193,766
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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
⚠️ Selective Licensing in scope
Selective — Thurcroft
Rates as of May 2026
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 cohortS66 8JR · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Sheffield Hallam · 18.3 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 · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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 history154d on marketno cuts yet
Strategy matrix
Council lease wins — -£204/mo · £28/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.72% | -£243 | £77,290 | -13.8% | Low | Feasible |
| Housing-benefit rent | 3.66% | -£527 | £77,290 | -36.4% | Med | Feasible |
| ⭐ Council lease | 5.72% | -£204 | £77,290 | -13.3% | Low | Feasible |
| Refurb & refinance | 5.72% | -£232 | £93,006 | -10.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £215,306 | 1% | Med | Feasible |
| Rent by the room | 11.00% | -£841 | £107,290 | -39.8% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Rotherham · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Rotherham
- LHA monthly cap:
- £549
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£461/mo cash flow vs Rent it out if converted to Rent by the room
16.00% Return before costs on price converted vs 5.72% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£6,600/yr extra rent
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 109 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 Rotherham adopted standard (6.52/10.23 m²; Houses in Multiple Occupation Guidance and Amenity Standards, January 2018 (updated September 2018)); adds ~£550/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
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)
3× Double @ £550/mo
≈ £1,650/mo gross room income
As-is Rent it out
Monthly profit-£210
Return before costs on price5.72%
Cash needed£56,898
If converted to Rent by the room
Monthly profit+£251
Return before costs on price16.00%
Cash needed£72,898
Δ vs Rent it out Monthly profit+£461
+1 room (4 total)
Monthly profit+£134
Return before costs on price14.67%
Cash needed£82,898
Extra rent+£550/mo
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£55,700–£102,700full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£4,400–£7,700
- Replumb£3,300–£6,600
- Windows£11,000–£19,800
- Paint + decor£8,800–£15,400
- Flooring£13,200–£24,200
Based on 5 HMO comps within 1.5 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
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodMaltby Lilly Hall AcademyPrimary · Academy converter · S66 8AU
- GoodMaltby Redwood AcademyPrimary · Academy converter · S66 8DL
- Not ratedAbbeywood SchoolNot applicable · Other independent special school · S66 8QN
- Not ratedHilltop SchoolNot applicable · Academy special converter · S66 8AZ
- Not ratedMaltby Manor AcademyPrimary · Academy sponsor led · S66 8JN
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£10,296
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,911
Exit costs
Projected sale price (5y · 2%/yr growth)£198,735
Capital gain (pre-CGT)£18,735
Sale costs (~2.5%)£4,968
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-£10,642
Rates as of Oct 2024
Acquisition costs
£77,290cash neededPurchase price£180,000
Deposit (25%)£45,000
Stamp duty+5% additional-property surcharge£10,100
Refurb£16,790
Legal + survey£1,700
Mortgage fees£3,700
Total cash neededdeposit + costs (loan covers the rest)£77,290
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUMMARY A well-presented three-bedroom semi-detached home offered with no onward chain. The property boasts two reception rooms, a utility, cloakroom, and a modern shower room. Externally, there is a driveway providing off-road parking and a private rear garden with open-aspect views over the field behind.
DESCRIPTION .
Entrance Hall Entry into the property through a front facing composite door complimented by a side double glazed window. This bright and welcoming hallway…
Floor plans
Listing metarightmove · William H. Brown
About this listing
154 days · RightmovePrice history
5-year price trend
Monthly profit
−£243
Cash needed
£77K
Return after costs
-3.77%
IRR
-3.52%
Listed 154d ago
Plantation Close, Maltby, Rotherham
semi-detached · 3 bed · 1 bath
£180,000
est £858 · 5.72% gross
1 / 17
50/100
Caution
Real 11.00% — fundamentals work.
11.0% Rent by the room Return before costs — conversion play
Price
£180K
Return before costs (best)
11.00%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
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: £799–£921/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £135,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£243
after mortgage, operating costs & tax
Rent in£858/mo gross
£825/mo collected · £33/mo lost to voids
Where it goes
£731Mortgage£336Costs
Outgoings exceed rent — you top up £243/mo
Mortgage£731
Costs£336
Management£86
Maintenance£67
Insurance£20
CapEx reserve£43
Voids + council tax£6
Ltd co. accounts£104
Selective licensing£11
Tax—
Shortfall−£243
Returns
Return before costs on price5.72%
Cash return on cash-3.77%
Gross margin£489
Cash needed£77,290
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.13
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Rotherham · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Rotherham
- LHA monthly cap:
- £549
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £10,296 | £4,036 | £8,775 | £0 | £0 | -£2,515 | -£2,515 |
| Year 2 | £10,605 | £4,157 | £8,775 | £0 | £0 | -£2,328 | -£4,843 |
| Year 3 | £10,923 | £4,282 | £8,775 | £0 | £0 | -£2,134 | -£6,977 |
| Year 4 | £11,251 | £4,411 | £8,775 | £0 | £0 | -£1,935 | -£8,912 |
| Year 5 | £11,588 | £4,543 | £8,775 | £0 | £0 | -£1,730 | -£10,642 |
Rent by the room upside
What we verified
5007
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▾
EPCPostcode estimate — check the registerNot stated on the listing
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£1,755
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,642
Acquisition costs
25% deposit£45,000
Stamp duty£10,100
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£3,700
Cash needed£77,290
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
SUMMARY A well-presented three-bedroom semi-detached home offered with no onward chain. The property boasts two reception rooms, a utility, cloakroom, and a modern shower room. Externally, there is a driveway providing off-road parking and a private rear garden with open-aspect views over the field behind.
DESCRIPTION .
Entrance Hall Entry into the property through a front facing composite door complimented by a side double glazed window. This bright and welcoming hallway…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice