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Year 5 disposal
BMV -3%
⊞ View all 13
84/ 100
Strong
Strong investment fundamentals.
Why it works
- 7.76% return before costs — above-market
- 10.4% Rent by the room return before costs (net 5.68% after CapEx + bills) — conversion play
- Priced below market -3% 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
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- Tenure not stated — confirm freehold/leasehold and any lease term before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£50/mo
Barely breaks even each month
Price vs market
Below market value
-3% vs 12 sold · interior unseen
Return · IRR
1.1%/yr
Modest annualised return
Cash left in
£94K
Stays in after refinancing at value
Price £210KCash to buy £100KReturn before costs on price · Rent by the room 10.45%5-yr return on cash 8%Rent est. £1,358 (£1,275–£1,446)
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: £1,275–£1,446/mo · n=21
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£21,813–£40,718 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £157,500 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£50
after mortgage, operating costs & tax
Rent in£1,358/mo gross
£1,306/mo collected · £52/mo lost to voids
Where it goes
£853Mortgage£392Costs
£50/mo left as profit · 4% of rent kept
Mortgage£853
Costs£392
Management£136
Maintenance£50
Insurance£28
CapEx reserve£68
Voids + council tax£6
Ltd co. accounts£104
Tax£12
Profit+£50
Returns
Return before costs on price7.76%
Cash return on cash0.60%
Gross margin£914
Cash needed£99,634
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
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 | £16,296 | £4,698 | £10,238 | £0 | £258 | £1,102 | £1,102 |
| Year 2 | £16,785 | £4,839 | £10,238 | £0 | £325 | £1,383 | £2,485 |
| Year 3 | £17,288 | £4,985 | £10,238 | £0 | £393 | £1,673 | £4,159 |
| Year 4 | £17,807 | £5,134 | £10,238 | £0 | £463 | £1,973 | £6,131 |
| Year 5 | £18,341 | £5,288 | £10,238 | £0 | £535 | £2,281 | £8,412 |
Disposal gain (gross)-£26,923
CGT£0
Net Disposal proceeds£226,061
What we verified
What we verified
40084 ok · 0 caution · 0 fail · 8 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
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
From listing descriptionBand 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 cohortSN2 2JY · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Bath · 42.5 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 history150d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£151,000 in 2007 → £210,000 asking
+39.1%in 19y
- 2007£151,000+211.3% in 12y
- 1995£48,500—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent by the room wins — +£592/mo · £542/mo ahead of Rent it out (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 | 7.76% | +£50 | £99,634 | 8.4% | Low | Feasible |
| Housing-benefit rent | 5.41% | -£333 | £99,634 | -13.5% | Med | Feasible |
| Council lease | 5.41% | -£136 | £99,634 | -5.5% | Low | Feasible |
| Refurb & refinance | 7.76% | +£50 | £121,768 | 6.9% | Med | Feasible |
| Short-stay let / Airbnb | 9.46% | -£106 | £99,634 | -3.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £264,618 | -4% | Med | Feasible |
| ⭐ Rent by the room | 6.70% * | +£592 | £77,674 | — | — | 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.
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £947
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Management:
- management covered by council
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
Local lettings demandby strategyLive area data
Short-stay let54% occupancy
£102/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£92/mo cash flow vs Rent it out if converted to Rent by the room
13.71% Return before costs on price converted vs 7.76% as-is
£210k → 4-bed HMO @ ~£575/room: £2,307 pcm gross, ~£1,313 pcm net (6.7% net on £235k all-in incl. ~£10k works)
medium confidence
Unlocks ~£7,312/yr extra rent
3 → 4 lettable rooms · ~7.0% 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 96 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 Swindon adopted standard (7.5/10.22 m²; Swindon Borough Council - Standards for Houses in Multiple Occupation: Shared Houses and Houses Converted into Bedsits (HMO Standard, updated May 2008, still the live published standard); HMO licence fee schedule effective 1 April 2026); adds ~£609/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 double6.7% net on cost9.14% cash-on-cashuplift 5.4% → 6.98%
Sized to Swindon'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 @ £693/mo1× Single @ £458/mo1× En-suite @ £677/mo
≈ £1,829/mo gross room income
As-is Rent it out
Monthly profit+£64
Return before costs on price7.76%
Cash needed£64,398
If converted to Rent by the room
Monthly profit+£156
Return before costs on price13.71%
Cash needed£80,398
Δ vs Rent it out Monthly profit+£92
+1 room (4 total)
Monthly profit+£178
Return before costs on price13.93%
Cash needed£90,398
Extra rent+£609/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 516 HMO comps within 2.3 km
Comparables
sold within 0.5 miWide · CV 19.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodMoredon Primary SchoolPrimary · Academy converter · SN2 2JG
- Not ratedEven Swindon Primary SchoolPrimary · Academy converter · SN2 2UJ
- Not ratedNova Hreod AcademySecondary · Academy converter · SN2 2NQ
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£16,296
Section 24 credit£0
Annual tax due£258
Post-tax Monthly profit annual£475
Exit costs
Projected sale price (5y · 2%/yr growth)£231,857
Capital gain (pre-CGT)£21,857
Sale costs (~2.5%)£5,796
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£8,412
Rates as of Oct 2024
Acquisition costs
£99,634cash neededPurchase price£210,000
Deposit (25%)£52,500
Stamp duty+5% additional-property surcharge£12,200
Refurb£29,084
Legal + survey£1,700
Mortgage fees£4,150
Total cash neededdeposit + costs (loan covers the rest)£99,634
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated in a pleasant residential location is a well-proportioned three-bedroom terraced home offering generous living space across two floors, ideal for first-time buyers, growing families or investors.
The property is approached via a front garden with pathway to the main entrance. Internally, the ground floor offers a welcoming entrance hall leading to a separate dining room, perfect for family meals or entertaining. To the rear is a spacious living room featuring a cent…
Floor plans
Listing metarightmove · McFarlane Sales & Lettings
About this listing
150 days · RightmovePrice history
5-year price trend
Monthly profit
+£50
Cash needed
£100K
Return after costs
0.60%
IRR
1.06%
Listed 150d ago
5, DORSET GREEN, SWINDON, SN2 2JY
✓ Verified address
terraced · 3 bed · 1 bath
£210,000
est £1,358 · 7.76% gross
EPC C
Priced below market
1 / 13
84/100
Strong
Real 10.45% — fundamentals work.
Priced below market -3% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.76% Return before costs — above-market
10.4% Rent by the room Return before costs — conversion play
Price
£210K
3% below sold comps
Return before costs (best)
10.45%
Rent by the room
Bedrooms
3
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: £1,275–£1,446/mo · n=21
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£21,813–£40,718 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £157,500 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£50
after mortgage, operating costs & tax
Rent in£1,358/mo gross
£1,306/mo collected · £52/mo lost to voids
Where it goes
£853Mortgage£392Costs
£50/mo left as profit · 4% of rent kept
Mortgage£853
Costs£392
Management£136
Maintenance£50
Insurance£28
CapEx reserve£68
Voids + council tax£6
Ltd co. accounts£104
Tax£12
Profit+£50
Returns
Return before costs on price7.76%
Cash return on cash0.60%
Gross margin£914
Cash needed£99,634
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £947
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Management:
- management covered by council
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 | £16,296 | £4,698 | £10,238 | £0 | £258 | £1,102 | £1,102 |
| Year 2 | £16,785 | £4,839 | £10,238 | £0 | £325 | £1,383 | £2,485 |
| Year 3 | £17,288 | £4,985 | £10,238 | £0 | £393 | £1,673 | £4,159 |
| Year 4 | £17,807 | £5,134 | £10,238 | £0 | £463 | £1,973 | £6,131 |
| Year 5 | £18,341 | £5,288 | £10,238 | £0 | £535 | £2,281 | £8,412 |
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 typeUnknown
HeritageListed building / conservation areaNot stated on the listing
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 19.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,048
Annual rental tax£139
CGT yr 5£0 · company level
5y net total£8,412
Acquisition costs
25% deposit£52,500
Stamp duty£12,200
Refurb£29,084
Legal + survey£1,700
Mortgage + broker£4,150
Cash needed£99,634
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
Situated in a pleasant residential location is a well-proportioned three-bedroom terraced home offering generous living space across two floors, ideal for first-time buyers, growing families or investors.
The property is approached via a front garden with pathway to the main entrance. Internally, the ground floor offers a welcoming entrance hall leading to a separate dining room, perfect for family meals or entertaining. To the rear is a spacious living room featuring a cent…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice