-15.2% 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
−£7K/mo
You top up £7K/mo
Price
£1.75M
No local sold comps to compare
Return · IRR
-15.2%/yr
Loses money over 5 years
Cash to get in
£741K
Deposit + fees + refurb
5-yr return on cash -57%
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% · £437,500
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 (£)
Tiered estimate (full refurb): £42,690–£80,380 range from £/sqft + per-room model
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £1,312,500 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
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 — -£7,047/mo · £15/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%
-£7,062
£741,235
-57.3%
Low
Feasible
Housing-benefit rent
0.00%
-£7,076
£741,235
-57.4%
Med
Feasible
⭐ Council lease
0.00%
-£7,047
£741,235
-57.1%
Low
Feasible
Refurb & refinance
0.00%
-£7,062
£836,385
-50.8%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£211
£2,034,135
4%
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
+£1,216/mo cash flow vs Rent it out if converted to Rent by the room
1.65% Return before costs on price converted vs 0.00% as-is
🔓 +3 bedrooms potential
medium confidence
2 → 5 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 6 habitable rooms (2 beds + 4 reception(s)) in 336 m²; convert 3 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (3 double, 0 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Waverley adopted standard (6.51/10.22 m²; Standards for Houses in Multiple Occupation (HMOs), Waverley Borough Council, July 2022); FULL REFURB (split 1 large room(s) into 10.22 m²+ doubles) → up to 6 rooms (ceiling, subject to windows/layout/planning); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
2 → 5 bed HMO+3 doubles
5-bed
HMO licence
✓Sized to Waverley'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-£7,039
Return before costson price0.00%
Cash needed£449,398
If converted to Rent by the room
Monthly profit-£5,823
Return before costson price1.65%
Cash needed£465,398
Δ vs Rent it outMonthly profit+£1,216
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
-£84,740/yr kept
Annual gross rent£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£84,740
Exit costs
-£424,539 after CGT
Projected sale price (5y · 2%/yr growth)£1,932,141
Capital gain (pre-CGT)£182,141
Sale costs (~2.5%)£48,304
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.
Total cash neededdeposit + costs (loan covers the rest)£741,235
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
−£7,062
Cash needed
£741K
Return after costs
-11.43%
IRR
-15.24%
Guildford
£1,750,000
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£7,062/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£1.8M
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% · £437,500
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 (£)
Tiered estimate (full refurb): £42,690–£80,380 range from £/sqft + per-room model
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £1,312,500 loan + £1,000 booking fee