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Year 5 disposal
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Strong
Strong investment fundamentals.
Why it works
- Monthly profit +£1,153/mo from completion — the no.1 reason to invest
- 10.43% return before costs — above-market
- 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
+£1K/mo
Pays you every month, net of costs
Price vs market
Above comparable sales
+68% vs 12 sold
Return · IRR
5.8%/yr
Modest annualised return
Cash to get in
£242K
Deposit + fees + refurb
Price £550KReturn before costs on price 10.43%5-yr return on cash 37%Rent est. £4,780 (£2,774–£8,237)
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: £2,774–£8,237/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £137,500
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 (£35,434–£66,143 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £412,500 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£1,153
after mortgage, operating costs & tax
Rent in£4,780/mo gross
£4,596/mo collected · £184/mo lost to voids
Where it goes
£2,234Mortgage£938Costs£1,153Your profit
£1,153/mo left as profit · 25% of rent kept
Mortgage£2,234
Costs£938
Management£478
Maintenance£67
Insurance£40
CapEx reserve£239
Voids + council tax£10
Ltd co. accounts£104
Tax£271
Profit+£1,153
Returns
Return before costs on price10.43%
Cash return on cash5.72%
Gross margin£3,658
Cash needed£241,895
Monthly profit payback17y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.06
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 | £57,360 | £11,260 | £26,813 | £0 | £3,665 | £15,623 | £15,623 |
| Year 2 | £59,081 | £11,597 | £26,813 | £0 | £3,927 | £16,744 | £32,367 |
| Year 3 | £60,853 | £11,945 | £26,813 | £0 | £4,198 | £17,898 | £50,265 |
| Year 4 | £62,679 | £12,304 | £26,813 | £0 | £4,477 | £19,086 | £69,350 |
| Year 5 | £64,559 | £12,673 | £26,813 | £0 | £4,764 | £20,310 | £89,660 |
Disposal gain (gross)-£53,082
CGT£0
Net Disposal proceeds£592,063
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
Likely approvable94% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 94% (349 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
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 cohortBA1 6JZ · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Bath · 3.3 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 · 1227 sqft
£33k–£64k
£ per sqft
building cost only
£27–£52
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,589–£15,951
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,497–£25,767
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 history122d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£110,000 in 1996 → £550,000 asking
+400.0%in 30y
- 1996£110,000—
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 — +£1,153/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 | 10.43% | +£1,153 | £241,895 | 37.1% | Low | Feasible |
| Housing-benefit rent | 4.23% | -£1,005 | £241,895 | -19.1% | Med | Feasible |
| Council lease | 4.23% | -£603 | £241,895 | -12.4% | Low | Feasible |
| Refurb & refinance | 10.43% | +£1,153 | £288,293 | 31.1% | Med | Feasible |
| Short-stay let / Airbnb | 7.43% | -£570 | £241,895 | -11.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£211 | £664,043 | 1% | Med | Feasible |
| Rent by the room | 3.77% * | +£69 | £210,525 | — | — | Feasible |
* 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.
Short-let (SA) context280 active short-lets nearby
Short-let market context
- 280 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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
Local lettings demandby strategyLive area data
Short-stay let55% occupancy
£204/night ADR
Based on 38 short-let comps nearby
Rent by the room conversion upside
-£2,373/mo cash flow vs Rent it out if converted to Rent by the room
5.24% Return before costs on price converted vs 10.43% as-is
£550k → 5-bed HMO @ ~£712/room: £3,408 pcm gross, ~£1,960 pcm net (3.8% net on £623k all-in incl. ~£26k works); GDV ~£303k → refinance releases ~£-185k (~£395k left in)
medium confidence
Unlocks ~£9,195/yr extra rent
4 → 5 lettable rooms · ~4.6% 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 6 habitable rooms (4 beds + 2 reception(s)) in 114 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (incl. the garage — convertible to a bedroom or the communal area); 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)); 1 room size(s) not printed on the plan — counted but unverified vs the standard; adds ~£766/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
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 5 bed HMO+1 single3.77% net on cost0.39% cash-on-cashuplift 4.55% → 4.64%
💷 Refinance could release ~-£184,930
HMO licence
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.
Room mix (4 lettable rooms)
2× Double @ £789/mo1× Single @ £626/mo1× En-suite @ £862/mo
≈ £3,065/mo gross room income
As-is Rent it out
Monthly profit+£1,238
Return before costs on price10.43%
Cash needed£149,398
If converted to Rent by the room
Monthly profit-£1,136
Return before costs on price5.24%
Cash needed£165,398
Δ vs Rent it out Monthly profit-£2,373
+1 room (5 total)
Monthly profit-£101
Return before costs on price8.36%
Cash needed£175,398
Extra rent+£766/mo
Show conversion detail
Conversion cost estimate
£31,200
Range: £24,000 – £40,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 94% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 94% (349 decisions)
≈0.0% within 100 m vs 10% policy
£70,293–£133,528full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£4,908–£9,816
- Replumb£3,681–£8,589
- Windows£12,270–£23,313
- Paint + decor£11,043–£19,632
- Flooring£15,951–£29,448
Based on 1229 HMO comps within 2.4 km
Comparables
sold within 0.5 miWide · CV 40.4%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 (Bath and North East Somerset)
≈0.0% within 100 m vs 10% policy
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodSt Saviours Infant Church SchoolPrimary · Academy converter · BA1 6NY
- GoodSt Mark's CofE SchoolSecondary · Academy converter · BA1 6ND
- Not ratedSt Saviours Junior Church SchoolPrimary · Academy converter · BA1 6TG
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£57,360
Section 24 credit£0
Annual tax due£3,665
Post-tax Monthly profit annual£13,417
Exit costs
Projected sale price (5y · 2%/yr growth)£607,244
Capital gain (pre-CGT)£57,244
Sale costs (~2.5%)£15,181
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£89,660
Rates as of Oct 2024
Acquisition costs
£241,895cash neededPurchase price£550,000
Deposit (25%)£137,500
Stamp duty+5% additional-property surcharge£45,000
Refurb£47,245
Legal + survey£2,900
Mortgage fees£9,250
Total cash neededdeposit + costs (loan covers the rest)£241,895
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Charlcombe Way is a peaceful and scenic location situated between Larkhall and Lansdown within a mile of the city centre on the edge of the Charlcombe Valley. This semi detached property sits in a generous plot with established landscaped front and rear gardens, garage and driveway off road parking. Nearby schools include St. Stephen`s Primary School and both the Royal High and Kingswood. Larkhall is within a mile and the city centre a mile and a half with a regular bus serv…
Floor plans
Nearby active comparables2 rentals · 5 deals
Comparable rentals
BA1 · same beds + typeMedian nearby: £3,100/mo · 1 of 2 already let-£1,680 vs our est
- Marlborough Street Bath BA1Let4b£3,100/moMay 2026
- Marlborough Street Bath BA14b£3,100/moMay 2026
Listing metarightmove · Strattons and Partners
About this listing
122 days · RightmovePrice history
5-year price trend
Monthly profit
+£1,153
Cash needed
£242K
Return after costs
5.72%
IRR
5.77%
Listed 122d ago
Charlcombe Way, Bath
semi-detached · 4 bed · 2 bath · 1,227 sqft
£550,000
est £4,780 · 10.43% gross
Chain free
1 / 26
84/100
Strong
Real 10.43% — fundamentals work.
Monthly profit +£1,153/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.43% Return before costs — above-market
Chain free
Price
£550K
68% above sold comps
Return before costs
10.43%
est rent £4,780/monot enough comparablesRange £2,774–£8,237/mo (Q1–Q3)
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: £2,774–£8,237/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £137,500
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 (£35,434–£66,143 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £412,500 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£1,153
after mortgage, operating costs & tax
Rent in£4,780/mo gross
£4,596/mo collected · £184/mo lost to voids
Where it goes
£2,234Mortgage£938Costs£1,153Your profit
£1,153/mo left as profit · 25% of rent kept
Mortgage£2,234
Costs£938
Management£478
Maintenance£67
Insurance£40
CapEx reserve£239
Voids + council tax£10
Ltd co. accounts£104
Tax£271
Profit+£1,153
Returns
Return before costs on price10.43%
Cash return on cash5.72%
Gross margin£3,658
Cash needed£241,895
Monthly profit payback17y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.06
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context280 active short-lets nearby
Short-let market context
- 280 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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 | £57,360 | £11,260 | £26,813 | £0 | £3,665 | £15,623 | £15,623 |
| Year 2 | £59,081 | £11,597 | £26,813 | £0 | £3,927 | £16,744 | £32,367 |
| Year 3 | £60,853 | £11,945 | £26,813 | £0 | £4,198 | £17,898 | £50,265 |
| Year 4 | £62,679 | £12,304 | £26,813 | £0 | £4,477 | £19,086 | £69,350 |
| Year 5 | £64,559 | £12,673 | £26,813 | £0 | £4,764 | £20,310 | £89,660 |
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 40.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,363
Annual rental tax£3,246
CGT yr 5£0 · company level
5y net total£89,660
Acquisition costs
25% deposit£137,500
Stamp duty£45,000
Refurb£47,245
Legal + survey£2,900
Mortgage + broker£9,250
Cash needed£241,895
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
Charlcombe Way is a peaceful and scenic location situated between Larkhall and Lansdown within a mile of the city centre on the edge of the Charlcombe Valley. This semi detached property sits in a generous plot with established landscaped front and rear gardens, garage and driveway off road parking. Nearby schools include St. Stephen`s Primary School and both the Royal High and Kingswood. Larkhall is within a mile and the city centre a mile and a half with a regular bus serv…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice