Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 27
84/ 100
Strong
Strong investment fundamentals.
Why it works
- 7.17% return before costs — above-market
- 11.8% Rent by the room return before costs (net 6.32% after CapEx + bills) — conversion play
Why to be cautious
- 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
+£35/mo
Barely breaks even each month
Price vs market
Above comparable sales
+26% vs 12 sold
Return · IRR
0.4%/yr
Modest annualised return
Cash to get in
£133K
Deposit + fees + refurb
Price £319KReturn before costs on price · Rent by the room 11.76%5-yr return on cash 7%Rent est. £1,905 (£1,619–£2,242)
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: £1,619–£2,242/mo · n=4
Financing
DepositYour cash in — the rest is the mortgage25% · £79,750
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £239,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£35
after mortgage, operating costs & tax
Rent in£1,905/mo gross
£1,832/mo collected · £73/mo lost to voids
Where it goes
£1,296Mortgage£492Costs
£35/mo left as profit · 2% of rent kept
Mortgage£1,296
Costs£492
Management£191
Maintenance£67
Insurance£28
CapEx reserve£95
Voids + council tax£7
Ltd co. accounts£104
Tax£8
Profit+£35
Returns
Return before costs on price7.17%
Cash return on cash0.32%
Gross margin£1,339
Cash needed£133,390
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
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 | £22,860 | £5,909 | £15,551 | £0 | £266 | £1,134 | £1,134 |
| Year 2 | £23,546 | £6,086 | £15,551 | £0 | £363 | £1,546 | £2,680 |
| Year 3 | £24,252 | £6,268 | £15,551 | £0 | £462 | £1,971 | £4,651 |
| Year 4 | £24,980 | £6,456 | £15,551 | £0 | £565 | £2,407 | £7,058 |
| Year 5 | £25,729 | £6,650 | £15,551 | £0 | £670 | £2,858 | £9,916 |
Disposal gain (gross)-£23,458
CGT£0
Net Disposal proceeds£343,397
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
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 cohortDE74 2QT · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Nottingham · 16.5 km
Reason
5-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
5-bed · 2-bath · 1350 sqft
£35k–£68k
£ per sqft
building cost only
£26–£50
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£9,450–£17,550
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,850–£28,350
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
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 history142d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£250,000 in 2018 → £319,000 asking
+27.6%in 8y
- 2018£250,000+51.5% in 10y
- 2008£165,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — +£35/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 7.17% | +£35 | £133,390 | 7.4% | Low | Feasible |
| Housing-benefit rent | 3.94% | -£722 | £133,390 | -27.0% | Med | Feasible |
| Council lease | 0.00% | -£1,495 | £133,390 | -67.8% | Low | Feasible |
| Refurb & refinance | 7.17% | +£35 | £158,862 | 6.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £376,377 | 2% | Med | Feasible |
| Rent by the room | 11.76% | -£1,219 | £179,390 | -32.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Leicester · cap £1,047/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Leicester
- LHA monthly cap:
- £1,047
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
-£312/mo cash flow vs Rent it out if converted to Rent by the room
9.03% Return before costs on price converted vs 7.17% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£7,505/yr extra rent
5 → 6 lettable rooms · ~7.2% 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 (5 beds + 2 reception(s)) in 107 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms (1 double, 0 single); sized to North West Leicestershire adopted standard (6.51/10.22 m²; NWLDC House in Multiple Occupation Licensing Policy, April 2008 (as amended), revised January 2019); adds ~£625/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
5 → 6 bed HMOuplift 7.17% → 7.19%
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 (5 lettable rooms)
5× Double @ £625/mo
≈ £3,127/mo gross room income
As-is Rent it out
Monthly profit+£79
Return before costs on price7.17%
Cash needed£91,648
If converted to Rent by the room
Monthly profit-£233
Return before costs on price9.03%
Cash needed£107,648
Δ vs Rent it out Monthly profit-£312
+1 room (6 total)
Monthly profit+£603
Return before costs on price14.12%
Cash needed£117,648
Extra rent+£625/mo
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£67,290–£125,930full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£5,400–£9,450
- Replumb£4,050–£8,100
- Windows£13,500–£24,300
- Paint + decor£9,450–£17,550
- Flooring£14,850–£28,350
Based on 12 HMO comps within 2.7 km
Comparables
sold within 0.5 miWide · CV 16.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodDiseworth Church of England Primary SchoolPrimary · Voluntary controlled school · DE74 2QD
- GoodKegworth Primary SchoolPrimary · Community school · DE74 2DA
- GoodOrchard Community Primary SchoolPrimary · Academy converter · DE74 2QU
- Not ratedHemington Primary SchoolPrimary · Community school · DE74 2RB
- Not ratedSt Edward's Church of England Primary SchoolPrimary · Voluntary controlled school · DE74 2LH
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£22,860
Section 24 credit£0
Annual tax due£266
Post-tax Monthly profit annual£255
Exit costs
Projected sale price (5y · 2%/yr growth)£352,202
Capital gain (pre-CGT)£33,202
Sale costs (~2.5%)£8,805
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£9,916
Rates as of Oct 2024
Acquisition costs
£133,390cash neededPurchase price£319,000
Deposit (25%)£79,750
Stamp duty+5% additional-property surcharge£21,900
Refurb£23,805
Legal + survey£2,150
Mortgage fees£5,785
Total cash neededdeposit + costs (loan covers the rest)£133,390
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
* IMPRESSIVE EXTENDED FOUR-BEDROOM FAMILY HOME * Situated in the highly sought-after village of Diseworth, this beautifully presented and spacious property offers ideal accommodation for modern family living. The ground floor briefly comprises a welcoming entrance hall area, a lounge featuring a fireplace, and an additional versatile family room. The fitted dining kitchen provides an excellent space for entertaining, complete with doors opening out to the rear garden. There i…
Floor plans
Listing metarightmove · Abode
About this listing
142 days · RightmovePrice history
5-year price trend
Monthly profit
+£35
Cash needed
£133K
Return after costs
0.32%
IRR
0.36%
Listed 142d ago
27, THE WOODCROFT, DISEWORTH, DERBY, DE74 2QT
✓ Verified address
semi-detached · 5 bed · 2 bath
£319,000
est £1,905 · 7.17% gross
1 / 27
84/100
Strong
Real 11.76% — fundamentals work.
7.17% Return before costs — above-market
11.8% Rent by the room Return before costs — conversion play
Price
£319K
26% above sold comps
Return before costs (best)
11.76%
Rent by the room
Bedrooms
5
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: £1,619–£2,242/mo · n=4
Financing
DepositYour cash in — the rest is the mortgage25% · £79,750
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £239,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£35
after mortgage, operating costs & tax
Rent in£1,905/mo gross
£1,832/mo collected · £73/mo lost to voids
Where it goes
£1,296Mortgage£492Costs
£35/mo left as profit · 2% of rent kept
Mortgage£1,296
Costs£492
Management£191
Maintenance£67
Insurance£28
CapEx reserve£95
Voids + council tax£7
Ltd co. accounts£104
Tax£8
Profit+£35
Returns
Return before costs on price7.17%
Cash return on cash0.32%
Gross margin£1,339
Cash needed£133,390
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Leicester · cap £1,047/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Leicester
- LHA monthly cap:
- £1,047
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 | £22,860 | £5,909 | £15,551 | £0 | £266 | £1,134 | £1,134 |
| Year 2 | £23,546 | £6,086 | £15,551 | £0 | £363 | £1,546 | £2,680 |
| Year 3 | £24,252 | £6,268 | £15,551 | £0 | £462 | £1,971 | £4,651 |
| Year 4 | £24,980 | £6,456 | £15,551 | £0 | £565 | £2,407 | £7,058 |
| Year 5 | £25,729 | £6,650 | £15,551 | £0 | £670 | £2,858 | £9,916 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 16.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,110
Annual rental tax£99
CGT yr 5£0 · company level
5y net total£9,916
Acquisition costs
25% deposit£79,750
Stamp duty£21,900
Refurb£23,805
Legal + survey£2,150
Mortgage + broker£5,785
Cash needed£133,390
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
* IMPRESSIVE EXTENDED FOUR-BEDROOM FAMILY HOME * Situated in the highly sought-after village of Diseworth, this beautifully presented and spacious property offers ideal accommodation for modern family living. The ground floor briefly comprises a welcoming entrance hall area, a lounge featuring a fireplace, and an additional versatile family room. The fitted dining kitchen provides an excellent space for entertaining, complete with doors opening out to the rear garden. There i…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice