Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 11
0/ 100
Weak
5.45% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Floor area 1 sqft — small for the type
- Monthly profit −£541/mo — heavily negative — needs monthly capital injection
- -3.4% 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
−£541/mo
You top up £541/mo
Price vs market
Above comparable sales
+69% vs 12 sold
Return · IRR
-3.4%/yr
Loses money over 5 years
Cash to get in
£270K
Deposit + fees + refurb
Price £750KReturn before costs on price 5.45%5-yr return on cash -5%Rent est. £3,406 (£3,370–£3,442)
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: £3,370–£3,442/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £187,500
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 (£1,996–£3,725 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £562,500 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£541
after mortgage, operating costs & tax
Rent in£3,406/mo gross
£3,275/mo collected · £131/mo lost to voids
Where it goes
£3,047Mortgage£769Costs
Outgoings exceed rent — you top up £541/mo
Mortgage£3,047
Costs£769
Management£341
Maintenance£100
Insurance£40
CapEx reserve£170
Voids + council tax£14
Ltd co. accounts£104
Tax—
Shortfall−£541
Returns
Return before costs on price5.45%
Cash return on cash-2.40%
Gross margin£2,506
Cash needed£270,311
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.07
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 | £40,872 | £9,226 | £36,563 | £0 | £0 | -£4,917 | -£4,917 |
| Year 2 | £42,098 | £9,503 | £36,563 | £0 | £0 | -£3,967 | -£8,884 |
| Year 3 | £43,361 | £9,788 | £36,563 | £0 | £0 | -£2,990 | -£11,874 |
| Year 4 | £44,662 | £10,082 | £36,563 | £0 | £0 | -£1,982 | -£13,856 |
| Year 5 | £46,002 | £10,384 | £36,563 | £0 | £0 | -£945 | -£14,801 |
Disposal gain (gross)-£13,202
CGT£0
Net Disposal proceeds£807,359
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
Conversion approvability
Per-property planning assessment
Likely approvable94% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 94% (349 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
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 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 cohortBA1 4NG · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Bath · 5.9 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 · 2-bath · 1 sqft
£11k–£22k
£ per sqft
building cost only
£10508–£21974
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£7–£13
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11–£21
Guide rates · UK May 2026
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 history147d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£307/mo · £684/mo ahead of Short-stay let / Airbnb (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 | 5.45% | -£541 | £270,311 | -5.5% | Low | Feasible |
| Housing-benefit rent | 3.10% | -£1,858 | £270,311 | -36.1% | Med | Feasible |
| Council lease | 3.10% | -£1,448 | £270,311 | -29.9% | Low | Feasible |
| Refurb & refinance | 5.45% | -£541 | £308,875 | -4.8% | Med | Feasible |
| Short-stay let / Airbnb | 8.38% | -£377 | £270,311 | -4.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £821,625 | 8% | Med | Feasible |
| ⭐ Rent by the room | 4.00% * | +£307 | £302,525 | — | — | 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) context289 active short-lets nearby
Short-let market context
- 289 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- Scheme type:
- leasing
- 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 let85% occupancy
£204/night ADR
Based on 32 short-let comps nearby
Rent by the room conversion upside
-£1,548/mo cash flow vs Rent it out if converted to Rent by the room
3.84% Return before costs on price converted vs 5.45% as-is
£750k → 7-bed HMO @ ~£721/room: £5,004 pcm gross, ~£2,885 pcm net (4.0% net on £865k all-in incl. ~£48k works); needs +2 bathrooms; GDV ~£447k → refinance releases ~£-227k (~£530k left in). FULL REFURB (split 1 room) → 8-bed, ~£3,321 pcm net (4.6% on £872k incl. ~£55k) — ceiling, subject to survey
medium confidence
Unlocks ~£27,765/yr extra rent
4 → 7 lettable rooms · ~4.6% 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 7 habitable rooms (4 beds + 3 reception(s)) in 194 m²; convert 3 spare room(s) to bedrooms, keeping one reception as the lounge → up to 7 lettable rooms (2 double, 1 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Bath and North East Somerset adopted standard (6.51/10.22 m²; The Bath and North East Somerset Council standards for licensed HMOs under Part 2 of the Housing Act 2004 (25 September 2019)); FULL REFURB (split 1 large room(s) into 10.22 m²+ doubles) → up to 8 rooms (ceiling, subject to windows/layout/planning); adds ~£2,314/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); large HMO (7+ residents) is sui generis — planning permission required; mandatory HMO licence (5+ persons, England); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 7 bed HMO+2 doubles, +1 single4% net on cost1.22% cash-on-cashuplift 5.45% → 4.64%
7-bed · 4% net on cost · 1.22% cash-on-cash
💷 Refinance could release ~-£227,449
HMO licence7+ = planning required+2 bathroom needed
Sized to Bath and North East Somerset'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 (4 lettable rooms)
2× Double @ £794/mo1× Single @ £620/mo1× En-suite @ £877/mo
≈ £3,085/mo gross room income
As-is Rent it out
Monthly profit-£369
Return before costs on price5.45%
Cash needed£199,398
If converted to Rent by the room
Monthly profit-£1,917
Return before costs on price3.84%
Cash needed£215,398
Δ vs Rent it out Monthly profit-£1,548
+3 rooms (7 total)
Monthly profit+£204
Return before costs on price8.64%
Cash needed£245,398
Extra rent+£2,314/mo
Show conversion detail
Conversion cost estimate
£31,200
Range: £24,000 – £40,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 94% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 94% (349 decisions)
≈0.0% within 100 m vs 10% policy
£22,479–£42,804full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£4–£8
- Replumb£3–£7
- Windows£10–£19
- Paint + decor£9–£16
- Flooring£13–£24
Based on 1255 HMO comps within 2.1 km
Comparables
sold within 0.5 miWide · CV 30.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (Bath and North East Somerset)
≈0.0% within 100 m vs 10% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodWeston All Saints CofE Primary SchoolPrimary · Academy converter · BA1 4JR
- Not ratedSt Mary's Catholic Primary SchoolPrimary · Academy converter · BA1 4EH
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£40,872
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,489
Exit costs
Projected sale price (5y · 2%/yr growth)£828,061
Capital gain (pre-CGT)£78,061
Sale costs (~2.5%)£20,702
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-£14,801
Rates as of Oct 2024
Acquisition costs
£270,311cash neededPurchase price£750,000
Deposit (25%)£187,500
Stamp duty+5% additional-property surcharge£65,000
Refurb£2,661
Legal + survey£2,900
Mortgage fees£12,250
Total cash neededdeposit + costs (loan covers the rest)£270,311
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Upon entering the property, you are welcomed by a bright and inviting hallway with wood flooring, that sets the tone for the accommodation throughout. To the left, a generously proportioned reception room offers enjoys an abundance of natural light from its large double-aspect windows and boasts wonderful countryside views across the valley, creating the perfect space for relaxation and entertaining. The property further benefits from a substantial additional reception room,…
Floor plans
Nearby active comparables5 deals
Comparable rentals
BA1 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Hamptons
About this listing
147 days · RightmovePrice history
5-year price trend
Monthly profit
−£541
Cash needed
£270K
Return after costs
-2.40%
IRR
-3.44%
Listed 147d ago
Leighton Road, Bath, BA1
detached · 4 bed · 2 bath · 1 sqft
£750,000
est £3,406 · 5.45% gross
1 / 11
0/100
Marginal
5.45% — verify the rent + comps locally.
5.45% Return before costs — around the area average for this property type.
Monthly profit −£541/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£750K
69% above sold comps
Return before costs
5.45%
est rent £3,406/monot enough comparablesRange £3,370–£3,442/mo (Q1–Q3)
Bedrooms
4
2 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: £3,370–£3,442/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £187,500
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 (£1,996–£3,725 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £562,500 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£541
after mortgage, operating costs & tax
Rent in£3,406/mo gross
£3,275/mo collected · £131/mo lost to voids
Where it goes
£3,047Mortgage£769Costs
Outgoings exceed rent — you top up £541/mo
Mortgage£3,047
Costs£769
Management£341
Maintenance£100
Insurance£40
CapEx reserve£170
Voids + council tax£14
Ltd co. accounts£104
Tax—
Shortfall−£541
Returns
Return before costs on price5.45%
Cash return on cash-2.40%
Gross margin£2,506
Cash needed£270,311
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.07
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context289 active short-lets nearby
Short-let market context
- 289 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- Scheme type:
- leasing
- 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 | £40,872 | £9,226 | £36,563 | £0 | £0 | -£4,917 | -£4,917 |
| Year 2 | £42,098 | £9,503 | £36,563 | £0 | £0 | -£3,967 | -£8,884 |
| Year 3 | £43,361 | £9,788 | £36,563 | £0 | £0 | -£2,990 | -£11,874 |
| Year 4 | £44,662 | £10,082 | £36,563 | £0 | £0 | -£1,982 | -£13,856 |
| Year 5 | £46,002 | £10,384 | £36,563 | £0 | £0 | -£945 | -£14,801 |
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 30.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£7,313
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£14,801
Acquisition costs
25% deposit£187,500
Stamp duty£65,000
Refurb£2,661
Legal + survey£2,900
Mortgage + broker£12,250
Cash needed£270,311
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
Upon entering the property, you are welcomed by a bright and inviting hallway with wood flooring, that sets the tone for the accommodation throughout. To the left, a generously proportioned reception room offers enjoys an abundance of natural light from its large double-aspect windows and boasts wonderful countryside views across the valley, creating the perfect space for relaxation and entertaining. The property further benefits from a substantial additional reception room,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice