-11.0% 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
−£2K/mo
You top up £2K/mo
Price
£375K
No local sold comps to compare
Return · IRR
-11.0%/yr
Loses money over 5 years
Cash to get in
£192K
Deposit + fees + refurb
5-yr return on cash -53%
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% · £93,750
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 — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £281,250 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
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 — -£1,664/mo · £7/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%
-£1,671
£191,560
-52.7%
Low
Feasible
Housing-benefit rent
0.00%
-£1,679
£191,560
-53.0%
Med
Feasible
⭐ Council lease
0.00%
-£1,664
£191,560
-52.5%
Low
Feasible
Refurb & refinance
0.00%
-£1,671
£217,960
-46.4%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£199
£473,835
-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
7.68% Return before costs on price converted vs 0.00% as-is
£375k → 6-bed HMO @ ~£786/room: £4,560 pcm gross, ~£2,629 pcm net (7.5% net on £420k all-in incl. ~£15k works); GDV ~£407k → refinance releases ~£24k (~£115k left in)
medium confidence
4 → 6 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 7 habitable rooms (4 beds + 3 reception(s)) in 121 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms; sized to the England statutory minimum (6.51/10.22 m², SI 2018/616); Somerset local standard not curated — may be higher, verify; adds ~£1,636/mo; 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.
4 → 6 bed HMO+2 singles
HMO licence
⚠Sized to the England statutory minimum (6.51/10.22 m²) — Somerset may set higher; verify
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-£1,668
Return before costson price0.00%
Cash needed£105,648
If converted to Rent by the room
Monthly profit-£452
Return before costson price7.68%
Cash needed£121,648
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
-£20,056/yr kept
Annual gross rent£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£20,056
Exit costs
-£101,044 after CGT
Projected sale price (5y · 2%/yr growth)£414,030
Capital gain (pre-CGT)£39,030
Sale costs (~2.5%)£10,351
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)£191,560
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
−£1,671
Cash needed
£192K
Return after costs
-10.47%
IRR
-11.01%
4 bedroom detached house for sale
£375,000
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£1,671/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£375K
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% · £93,750
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 — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £281,250 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K