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Year 5 disposal
BMV -5%
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35/ 100
Weak
10.07% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.38% return before costs — above-market
- 10.1% Rent by the room return before costs (net 5.31% after CapEx + bills) — conversion play
- Priced below market -5% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£54/mo — mildly negative — equity build may cover
- -0.5% 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
−£54/mo
You top up £54/mo
Price vs market
Below market value
-5% vs 12 sold · interior unseen
Return · IRR
-0.5%/yr
Loses money over 5 years
Cash left in
£67K
Stays in after refinancing at value
Price £170KCash to buy £74KReturn before costs on price · Rent by the room 10.07%5-yr return on cash 2%Rent est. £1,046 (£985–£1,111)
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: £985–£1,111/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £127,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£54
after mortgage, operating costs & tax
Rent in£1,046/mo gross
£1,006/mo collected · £40/mo lost to voids
Where it goes
£691Mortgage£369Costs
Outgoings exceed rent — you top up £54/mo
Mortgage£691
Costs£369
Management£105
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£14
Tax—
Shortfall−£54
Returns
Return before costs on price7.38%
Cash return on cash-0.88%
Gross margin£636
Cash needed£73,940
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.46
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 | £12,552 | £4,433 | £8,288 | £0 | £0 | -£168 | -£168 |
| Year 2 | £12,929 | £4,566 | £8,288 | £0 | £14 | £61 | -£107 |
| Year 3 | £13,316 | £4,703 | £8,288 | £0 | £62 | £264 | £157 |
| Year 4 | £13,716 | £4,844 | £8,288 | £0 | £111 | £474 | £631 |
| Year 5 | £14,127 | £4,989 | £8,288 | £0 | £162 | £689 | £1,319 |
Disposal gain (gross)-£14,889
CGT£0
Net Disposal proceeds£183,001
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 — Brinsworth
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 cohortS60 2BP · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Sheffield Hallam · 9.3 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 history151d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£432/mo · £439/mo ahead of Council lease (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 | 7.38% | -£54 | £73,940 | 1.8% | Low | Feasible |
| Housing-benefit rent | 3.88% | -£490 | £73,940 | -35.1% | Med | Feasible |
| Council lease | 7.38% | -£7 | £73,940 | 2.3% | Low | Feasible |
| Refurb & refinance | 7.38% | -£40 | £89,156 | 2.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £204,606 | 1% | Med | Feasible |
| ⭐ Rent by the room | 5.73% * | +£432 | £85,329 | — | — | 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.
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
+£301/mo cash flow vs Rent it out if converted to Rent by the room
16.94% Return before costs on price converted vs 7.38% as-is
£170k → 4-bed HMO @ ~£462/room: £1,778 pcm gross, ~£1,016 pcm net (5.7% net on £213k all-in incl. ~£31k works); needs +1 bathroom
medium confidence
Unlocks ~£5,708/yr extra rent
3 → 4 lettable rooms · ~6.5% gross at max
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 81 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (incl. the garage — convertible to a bedroom or the communal area); sized to Rotherham adopted standard (6.52/10.23 m²; Houses in Multiple Occupation Guidance and Amenity Standards, January 2018 (updated September 2018)); adds ~£476/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 single5.73% net on cost6.07% cash-on-cashuplift 4.97% → 6.45%
+1 bathroom needed
Sized to Rotherham'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 @ £486/mo1× Single @ £418/mo1× En-suite @ £524/mo
≈ £1,427/mo gross room income
As-is Rent it out
Monthly profit-£18
Return before costs on price7.38%
Cash needed£54,398
If converted to Rent by the room
Monthly profit+£282
Return before costs on price16.94%
Cash needed£70,398
Δ vs Rent it out Monthly profit+£301
+1 room (4 total)
Monthly profit-£11
Return before costs on price13.43%
Cash needed£80,398
Extra rent+£476/mo
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£55,320–£102,000full refurb + room split
⚠️ Capped at 60% of £170,000 asking (£102,000). Raw model: £55,700–£102,700. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,939–£17,877
- 1 × bathroom£5,959–£10,925
- Rewire£4,370–£7,648
- Replumb£3,278–£6,555
- Windows£10,925–£19,665
- Paint + decor£8,740–£15,295
- Flooring£13,110–£24,035
Based on 109 HMO comps within 2.3 km
Comparables
sold within 0.5 miWide · CV 29.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodBroom Valley Community SchoolPrimary · Community school · S60 2QU
- GoodOakwood High SchoolSecondary · Academy converter · S60 2UH
- Not ratedThomas Rotherham College16 plus · Academy 16-19 converter · S60 2BE
- Not ratedCanklow Woods Primary SchoolPrimary · Academy converter · S60 2XJ
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£12,552
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£651
Exit costs
Projected sale price (5y · 2%/yr growth)£187,694
Capital gain (pre-CGT)£17,694
Sale costs (~2.5%)£4,692
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£1,319
Rates as of Oct 2024
Acquisition costs
£73,940cash neededPurchase price£170,000
Deposit (25%)£42,500
Stamp duty+5% additional-property surcharge£9,400
Refurb£16,790
Legal + survey£1,700
Mortgage fees£3,550
Total cash neededdeposit + costs (loan covers the rest)£73,940
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Offered for sale vacant with no onward chain, this three-bedroom semi-detached property presents an excellent opportunity for buyers seeking a straightforward purchase in a convenient Rotherham location on Hall Road.
The property provides well-proportioned and versatile accommodation arranged over two floors, making it ideal for families, first-time buyers, or investors. Upon entering, you are welcomed into a spacious lounge/dining room, offering a bright and comfortable env…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
S60 · same beds + typeMedian nearby: £1,300/mo · 1 of 1 already let+£254 vs our est
- Broom Drive, Rotherham, S60Let3b£1,300/moMay 2026
Listing metarightmove · The Property Selling Company
About this listing
151 days · RightmovePrice history
5-year price trend
Monthly profit
−£54
Cash needed
£74K
Return after costs
-0.88%
IRR
-0.47%
Listed 151d ago
Hall Road, Rotherham, S60 2BP
semi-detached · 3 bed · 1 bath
£170,000
est £1,046 · 7.38% gross
Priced below market
1 / 19
35/100
Marginal
10.07% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -5% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.38% Return before costs — above-market
10.1% Rent by the room Return before costs — conversion play
Price
£170K
5% below sold comps
Return before costs (best)
10.07%
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: £985–£1,111/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £127,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£54
after mortgage, operating costs & tax
Rent in£1,046/mo gross
£1,006/mo collected · £40/mo lost to voids
Where it goes
£691Mortgage£369Costs
Outgoings exceed rent — you top up £54/mo
Mortgage£691
Costs£369
Management£105
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£14
Tax—
Shortfall−£54
Returns
Return before costs on price7.38%
Cash return on cash-0.88%
Gross margin£636
Cash needed£73,940
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.46
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £12,552 | £4,433 | £8,288 | £0 | £0 | -£168 | -£168 |
| Year 2 | £12,929 | £4,566 | £8,288 | £0 | £14 | £61 | -£107 |
| Year 3 | £13,316 | £4,703 | £8,288 | £0 | £62 | £264 | £157 |
| Year 4 | £13,716 | £4,844 | £8,288 | £0 | £111 | £474 | £631 |
| Year 5 | £14,127 | £4,989 | £8,288 | £0 | £162 | £689 | £1,319 |
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 miWide · CV 29.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,658
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,319
Acquisition costs
25% deposit£42,500
Stamp duty£9,400
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£3,550
Cash needed£73,940
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
Offered for sale vacant with no onward chain, this three-bedroom semi-detached property presents an excellent opportunity for buyers seeking a straightforward purchase in a convenient Rotherham location on Hall Road.
The property provides well-proportioned and versatile accommodation arranged over two floors, making it ideal for families, first-time buyers, or investors. Upon entering, you are welcomed into a spacious lounge/dining room, offering a bright and comfortable env…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice