Skip to main contenthow this is calculated →
Year 5 disposal
BMV -32%
⊞ View all 19
60/ 100
Solid
Real 8.10% return before costs with manageable risks.
Why it works
- 8.10% return before costs — above-market
- Priced below market -32% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 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
+£58/mo
Barely breaks even each month
Price vs market
Below market value
-32% vs 12 sold · interior unseen
Return · IRR
1.2%/yr
Modest annualised return
Cash left in
£13K
Stays in after refinancing at value
Price £190KCash to buy £79KReturn before costs on price 8.10%5-yr return on cash 11%Rent est. £1,283 (£1,242–£1,325)
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: £1,242–£1,325/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£58
after mortgage, operating costs & tax
Rent in£1,283/mo gross
£1,234/mo collected · £49/mo lost to voids
Where it goes
£772Mortgage£390Costs
£58/mo left as profit · 5% of rent kept
Mortgage£772
Costs£390
Management£128
Maintenance£67
Insurance£20
CapEx reserve£64
Voids + council tax£7
Ltd co. accounts£104
Tax£14
Profit+£58
Returns
Return before costs on price8.10%
Cash return on cash0.88%
Gross margin£843
Cash needed£78,961
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.60
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 | £15,396 | £4,685 | £9,263 | £0 | £275 | £1,173 | £1,173 |
| Year 2 | £15,858 | £4,826 | £9,263 | £0 | £336 | £1,433 | £2,607 |
| Year 3 | £16,334 | £4,971 | £9,263 | £0 | £399 | £1,701 | £4,308 |
| Year 4 | £16,824 | £5,120 | £9,263 | £0 | £464 | £1,977 | £6,285 |
| Year 5 | £17,328 | £5,273 | £9,263 | £0 | £531 | £2,261 | £8,547 |
Disposal gain (gross)-£13,080
CGT£0
Net Disposal proceeds£204,531
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortSY2 6LP · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Birmingham · 60.4 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history122d on marketno cuts yet
Strategy matrix
Rent it out wins — +£58/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 | 8.10% | +£58 | £78,961 | 10.8% | Low | Feasible |
| Housing-benefit rent | 4.57% | -£432 | £78,961 | -26.8% | Med | Feasible |
| Council lease | 0.00% | -£963 | £78,961 | -74.1% | Low | Feasible |
| Refurb & refinance | 8.10% | +£58 | £94,505 | 9.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £223,655 | 2% | Med | Feasible |
| Rent by the room | 11.37% | -£138 | £78,961 | 3.1% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Shropshire · cap £723/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Shropshire
- LHA monthly cap:
- £723
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
+£141/mo cash flow vs Rent it out if converted to Rent by the room
15.16% Return before costs on price converted vs 8.10% as-is
🔓 +1 bedroom potential
medium confidence3 → 4 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 5 habitable rooms (3 beds + 2 reception(s)) in 84 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (1 double, 0 single); sized to Shropshire adopted standard (6.51/10.22 m²; Shropshire Council houses in multiple occupation licensing pages (fees from 1 April 2026); national minimum bedroom sizes applied as licence conditions (council newsroom, Nov 2018)); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 double
Sized to Shropshire'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+£78
Return before costs on price8.10%
Cash needed£59,398
If converted to Rent by the room
Monthly profit+£219
Return before costs on price15.16%
Cash needed£75,398
Δ vs Rent it out Monthly profit+£141
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Comparables
sold within 0.5 miWide · CV 42.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedPrestfelde SchoolNot applicable · Other independent school · SY2 6NZ
- Not ratedMereside Church of England Primary AcademyPrimary · Academy converter · SY2 6LE
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£15,396
Section 24 credit£0
Annual tax due£275
Post-tax Monthly profit annual£581
Exit costs
Projected sale price (5y · 2%/yr growth)£209,775
Capital gain (pre-CGT)£19,775
Sale costs (~2.5%)£5,244
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£8,547
Rates as of Oct 2024
Acquisition costs
£78,961cash neededPurchase price£190,000
Deposit (25%)£47,500
Stamp duty+5% additional-property surcharge£10,800
Refurb£15,111
Legal + survey£1,700
Mortgage fees£3,850
Total cash neededdeposit + costs (loan covers the rest)£78,961
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
*NO UPWARD CHAIN* Samuel Wood is delighted to offer for sale this three bedroom semi detached home with opportunity for development on Pool Rise, Shrewsbury. Boasting spacious living in a well designed layout, ample storage throughout and attractive gardens comprised within an attractive corner plot. Situated close to excellent amenities including shops, pubs, restaurants, within good school catchment and practical road links. Viewing is highly recommended by the selling agen…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
SY2 · same beds + typeMedian nearby: £1,500/mo · 1 of 1 already let+£217 vs our est
- 195 Sutton Road, Shrewsbury SY2 6QTLet3b£1,500/moMay 2026
Listing metarightmove · Samuel Wood
About this listing
122 days · RightmovePrice history
5-year price trend
Monthly profit
+£58
Cash needed
£79K
Return after costs
0.88%
IRR
1.25%
Listed 122d ago
Pool Rise, Shrewsbury
semi-detached · 3 bed · 1 bath
£190,000
est £1,283 · 8.10% gross
EPC D
Priced below market
1 / 19
60/100
Solid
Real 8.10% — fundamentals work.
Priced below market -32% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.10% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£190K
32% below sold comps
Return before costs
8.10%
est rent £1,283/monot enough comparablesRange £1,242–£1,325/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,242–£1,325/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£58
after mortgage, operating costs & tax
Rent in£1,283/mo gross
£1,234/mo collected · £49/mo lost to voids
Where it goes
£772Mortgage£390Costs
£58/mo left as profit · 5% of rent kept
Mortgage£772
Costs£390
Management£128
Maintenance£67
Insurance£20
CapEx reserve£64
Voids + council tax£7
Ltd co. accounts£104
Tax£14
Profit+£58
Returns
Return before costs on price8.10%
Cash return on cash0.88%
Gross margin£843
Cash needed£78,961
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.60
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Shropshire · cap £723/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Shropshire
- LHA monthly cap:
- £723
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 | £15,396 | £4,685 | £9,263 | £0 | £275 | £1,173 | £1,173 |
| Year 2 | £15,858 | £4,826 | £9,263 | £0 | £336 | £1,433 | £2,607 |
| Year 3 | £16,334 | £4,971 | £9,263 | £0 | £399 | £1,701 | £4,308 |
| Year 4 | £16,824 | £5,120 | £9,263 | £0 | £464 | £1,977 | £6,285 |
| Year 5 | £17,328 | £5,273 | £9,263 | £0 | £531 | £2,261 | £8,547 |
Rent by the room upside
What we verified
5106
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▾
EPC~£3,000–£7,000 to upgrade to CD
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 42.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,853
Annual rental tax£163
CGT yr 5£0 · company level
5y net total£8,547
Acquisition costs
25% deposit£47,500
Stamp duty£10,800
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£3,850
Cash needed£78,961
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
*NO UPWARD CHAIN* Samuel Wood is delighted to offer for sale this three bedroom semi detached home with opportunity for development on Pool Rise, Shrewsbury. Boasting spacious living in a well designed layout, ample storage throughout and attractive gardens comprised within an attractive corner plot. Situated close to excellent amenities including shops, pubs, restaurants, within good school catchment and practical road links. Viewing is highly recommended by the selling agen…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice