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Year 5 disposal
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84/ 100
Strong
10.25% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£254/mo from completion — the no.1 reason to invest
- 8.67% return before costs — above-market
- 10.3% Rent by the room return before costs (net 5.60% after CapEx + bills) — conversion play
- 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.
- 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
+£254/mo
Pays you every month, net of costs
Price vs market
Above comparable sales
+29% vs 12 sold
Return · IRR
2.8%/yr
Modest annualised return
Cash to get in
£124K
Deposit + fees + refurb
Price £280KReturn before costs on price · Rent by the room 10.25%5-yr return on cash 19%Rent est. £2,023 (£1,520–£2,692)
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: £1,520–£2,692/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 (£21,300–£39,760 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £210,000 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
+£254
after mortgage, operating costs & tax
Rent in£2,023/mo gross
£1,945/mo collected · £78/mo lost to voids
Where it goes
£1,138Mortgage£494Costs
£254/mo left as profit · 13% of rent kept
Mortgage£1,138
Costs£494
Management£202
Maintenance£50
Insurance£28
CapEx reserve£101
Voids + council tax£9
Ltd co. accounts£104
Tax£60
Profit+£254
Returns
Return before costs on price8.67%
Cash return on cash2.46%
Gross margin£1,451
Cash needed£123,750
Monthly profit payback40y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.71
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 | £24,276 | £5,931 | £13,650 | £0 | £892 | £3,803 | £3,803 |
| Year 2 | £25,004 | £6,109 | £13,650 | £0 | £997 | £4,248 | £8,052 |
| Year 3 | £25,754 | £6,292 | £13,650 | £0 | £1,104 | £4,708 | £12,760 |
| Year 4 | £26,527 | £6,481 | £13,650 | £0 | £1,215 | £5,181 | £17,941 |
| Year 5 | £27,323 | £6,675 | £13,650 | £0 | £1,330 | £5,668 | £23,609 |
Disposal gain (gross)-£27,136
CGT£0
Net Disposal proceeds£301,414
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
Blocked — over-concentration25% likely
Confidence: medium
- Article 4 direction applies — planning permission required for C3->C4 HMO
- BLOCK: HMO concentration ~16.0% within 50m would exceed the 10% policy threshold (4 known HMOs nearby)
- local council HMO approval rate 83% (446 decisions)
- NO licensed-HMO register published by this council — the count below reflects granted planning decisions only and materially understates actual HMO density
⚠ Rent by the room saturation — likely over policy
≈16% within 50 m vs 10% policy
4 known HMOs within 50 m
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 cohortNN1 5HP · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Oxford Brookes · 58.8 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 · 2120 sqft
£49k–£94k
£ per sqft
building cost only
£23–£44
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£14,840–£27,560
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£23,320–£44,520
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 history127d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£225,000 in 2013 → £280,000 asking
+24.4%in 13y
- 2013£225,000+35.5% in 11y
- 2002£166,000+121.3% in 7y
- 1995£75,000—
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 — +£254/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 | 8.67% | +£254 | £123,750 | 19.1% | Low | Feasible |
| Housing-benefit rent | 4.96% | -£466 | £123,750 | -16.0% | Med | Feasible |
| Council lease | 4.96% | -£221 | £123,750 | -7.9% | Low | Feasible |
| Refurb & refinance | 8.67% | +£254 | £149,110 | 15.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £339,910 | -0% | Med | Feasible |
| Rent by the room | 10.25% | -£1,156 | £157,750 | -36.5% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Northampton · cap £1,157/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Northampton
- LHA monthly cap:
- £1,157
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
Rent by the room conversion upside
-£361/mo cash flow vs Rent it out if converted to Rent by the room
10.29% Return before costs on price converted vs 8.67% as-is
Room mix (4 lettable rooms)
2× Double @ £608/mo1× Single @ £497/mo1× En-suite @ £679/mo
≈ £2,392/mo gross room income
As-is Rent it out
Monthly profit+£279
Return before costs on price8.67%
Cash needed£81,898
If converted to Rent by the room
Monthly profit-£81
Return before costs on price10.29%
Cash needed£97,898
Δ vs Rent it out Monthly profit-£361
Show conversion detail
Conversion cost estimate
£26,000
Range: £20,000 – £34,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Blocked — over-concentration · 25% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- BLOCK: HMO concentration ~16.0% within 50m would exceed the 10% policy threshold (4 known HMOs nearby)
- local council HMO approval rate 83% (446 decisions)
4 known HMOs within 50 m · ≈16% within 50 m vs 10% policy — ⚠ adding an HMO may breach the council saturation policy
£89,967–£168,000full refurb + room split
⚠️ Capped at 60% of £280,000 asking (£168,000). Raw model: £94,240–£175,980. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,248–£16,496
- 2 × bathroom£10,883–£19,952
- Rewire£8,095–£14,167
- Replumb£6,072–£12,143
- Windows£20,239–£36,430
- Paint + decor£14,167–£26,310
- Flooring£22,263–£42,501
Based on 1384 HMO comps within 1.1 km
Comparables
sold within 0.5 miWide · CV 13.4%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 (West Northamptonshire)
4 known HMOs within 50 m · ≈16% within 50 m vs 10% policy
⚠ Over the HMO saturation threshold here — a new HMO may be refused.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodBarry Primary SchoolPrimary · Community school · NN1 5JS
- GoodVernon Terrace Primary SchoolPrimary · Community school · NN1 5HE
- Not ratedWiEducate LTDNot applicable · Special post 16 institution · NN1 5PT
- Not ratedNorthampton School for BoysSecondary · Academy converter · NN1 5RT
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£24,276
Section 24 credit£0
Annual tax due£892
Post-tax Monthly profit annual£2,869
Exit costs
Projected sale price (5y · 2%/yr growth)£309,143
Capital gain (pre-CGT)£29,143
Sale costs (~2.5%)£7,729
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£23,609
Rates as of Oct 2024
Acquisition costs
£123,750cash neededPurchase price£280,000
Deposit (25%)£70,000
Stamp duty+5% additional-property surcharge£18,000
Refurb£28,400
Legal + survey£2,150
Mortgage fees£5,200
Total cash neededdeposit + costs (loan covers the rest)£123,750
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This substantial four storey Victorian terraced home offers over 2,000 sq. ft. of versatile and well presented accommodation, combining contemporary styling with an abundance of original character features, including fireplaces, stripped wooden doors, original coving and period detailing throughout. Ideally situated within easy reach of Northampton town centre, Northampton General Hospital and the mainline railway station, the property is perfectly placed for both families an…
Floor plans
Nearby active comparables11 rentals
Comparable rentals
NN1 · same beds + typeMedian nearby: £585/mo · 10 of 11 already let-£1,438 vs our est
- Whitworth Road, NorthamptonLet4b£2,110/moMay 2026
- 4 Bed Family home, Louise Road, North…4b£1,250/moMay 2026
- Cowper Street, Northampton, NN1Let4b£585/moMay 2026
- Oakley Street, Northampton, NN1Let4b£465/moMay 2026
- Turner Street, Northampton, Northampt…Let4b£575/moMay 2026
- Adams Avenue, NN1Let4b£500/moMay 2026
- Artizan Road, Abington, Northampton,…Let4b£498/moMay 2026
- Oakley Street, Northampton NN1Let4b£466/moMay 2026
- Albion Place, Northampton NN1Let4b£1,850/moJun 2025
- Purser Road, Northampton NN1Let4b£1,800/moJun 2025
- Oakley Street, Northampton NN1Let4b£1,600/moJun 2025
Other deals nearby
NN1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Horts Estate Agents
About this listing
127 days · RightmovePrice history
5-year price trend
Monthly profit
+£254
Cash needed
£124K
Return after costs
2.46%
IRR
2.82%
Listed 127d ago
Lower Thrift Street, Northampton
terraced · 4 bed · 2 bath · 2,120 sqft
£280,000
est £2,023 · 8.67% gross
1 / 24
84/100
Strong
10.25% Rent by the room strategy — market rent unverified, verify locally.
Monthly profit +£254/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.67% Return before costs — above-market
10.3% Rent by the room Return before costs — conversion play
Price
£280K
29% above sold comps
Return before costs (best)
10.25%
Rent by the room
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: £1,520–£2,692/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 (£21,300–£39,760 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £210,000 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
+£254
after mortgage, operating costs & tax
Rent in£2,023/mo gross
£1,945/mo collected · £78/mo lost to voids
Where it goes
£1,138Mortgage£494Costs
£254/mo left as profit · 13% of rent kept
Mortgage£1,138
Costs£494
Management£202
Maintenance£50
Insurance£28
CapEx reserve£101
Voids + council tax£9
Ltd co. accounts£104
Tax£60
Profit+£254
Returns
Return before costs on price8.67%
Cash return on cash2.46%
Gross margin£1,451
Cash needed£123,750
Monthly profit payback40y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.71
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Northampton · cap £1,157/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Northampton
- LHA monthly cap:
- £1,157
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £24,276 | £5,931 | £13,650 | £0 | £892 | £3,803 | £3,803 |
| Year 2 | £25,004 | £6,109 | £13,650 | £0 | £997 | £4,248 | £8,052 |
| Year 3 | £25,754 | £6,292 | £13,650 | £0 | £1,104 | £4,708 | £12,760 |
| Year 4 | £26,527 | £6,481 | £13,650 | £0 | £1,215 | £5,181 | £17,941 |
| Year 5 | £27,323 | £6,675 | £13,650 | £0 | £1,330 | £5,668 | £23,609 |
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 13.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,730
Annual rental tax£715
CGT yr 5£0 · company level
5y net total£23,609
Acquisition costs
25% deposit£70,000
Stamp duty£18,000
Refurb£28,400
Legal + survey£2,150
Mortgage + broker£5,200
Cash needed£123,750
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
This substantial four storey Victorian terraced home offers over 2,000 sq. ft. of versatile and well presented accommodation, combining contemporary styling with an abundance of original character features, including fireplaces, stripped wooden doors, original coving and period detailing throughout. Ideally situated within easy reach of Northampton town centre, Northampton General Hospital and the mainline railway station, the property is perfectly placed for both families an…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice