-13.1% 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
−£3K/mo
You top up £3K/mo
Price
£800K
No local sold comps to compare
Return · IRR
-13.1%/yr
Loses money over 5 years
Cash to get in
£347K
Deposit + fees + refurb
5-yr return on cash -58%
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% · £200,000
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 — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £600,000 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 — -£3,336/mo · £11/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%
-£3,347
£347,435
-58.0%
Low
Feasible
Housing-benefit rent
0.00%
-£3,357
£347,435
-58.2%
Med
Feasible
⭐ Council lease
0.00%
-£3,336
£347,435
-57.8%
Low
Feasible
Refurb & refinance
0.00%
-£3,347
£395,085
-51.0%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£211
£942,085
2%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
* 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.
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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
3.60% Return before costs on price converted vs 0.00% as-is
£800k → 6-bed HMO @ ~£720/room: £4,317 pcm gross, ~£2,487 pcm net (3.3% net on £902k all-in incl. ~£30k works); needs +2 bathrooms; GDV ~£385k → refinance releases ~£-311k (~£613k left in)
medium confidence
4 → 6 lettable rooms · ~3.9% 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 165 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms (2 double, 0 single); 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)); adds ~£1,550/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England); Article 4 — planning permission needed
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 6 bed HMO+2 doubles3.31% net on cost-1.05% cash-on-cashuplift 3.86%
💷 Refinance could release ~-£311,222
HMO licence+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.
As-is Rent it out
Monthly profit-£3,328
Return before costson price0.00%
Cash needed£211,898
If converted to Rent by the room
Monthly profit-£2,112
Return before costson price3.60%
Cash needed£227,898
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
-£40,161/yr kept
Annual gross rent£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£40,161
Exit costs
-£201,625 after CGT
Projected sale price (5y · 2%/yr growth)£883,265
Capital gain (pre-CGT)£83,265
Sale costs (~2.5%)£22,082
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)£347,435
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
−£3,347
Cash needed
£347K
Return after costs
-11.56%
IRR
-13.10%
Bath
£800,000
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£3,347/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£800K
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% · £200,000
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 — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £600,000 loan + £1,000 booking fee