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Year 5 disposal
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32/ 100
Weak
10.29% Rent by the room return before costs — verify the rent + comps locally.
Why it works
- 8.14% return before costs — above-market
- 10.3% Rent by the room return before costs (net 5.21% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£1/mo — mildly negative — equity build may cover
- 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
−£1/mo
You top up £1/mo
Price vs market
Above comparable sales
+59% vs 12 sold
Return · IRR
0.3%/yr
Modest annualised return
Cash to get in
£89K
Deposit + fees + refurb
Price £220KReturn before costs on price · Rent by the room 10.29%5-yr return on cash 6%Rent est. £1,492 (£1,294–£1,720)
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: £1,294–£1,720/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £165,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1
after mortgage, operating costs & tax
Rent in£1,492/mo gross
£1,435/mo collected · £57/mo lost to voids
Where it goes
£894Mortgage£542Costs
Outgoings exceed rent — you top up £1/mo
Mortgage£894
Costs£542
Management£149
Maintenance£67
Insurance£28
CapEx reserve£75
Voids + council tax£6
Service charge + ground rent£113
Ltd co. accounts£104
Tax—
Shortfall−£1
Returns
Return before costs on price8.14%
Cash return on cash-0.01%
Gross margin£893
Cash needed£89,311
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.61
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 | £17,904 | £6,500 | £10,725 | £0 | £129 | £550 | £550 |
| Year 2 | £18,441 | £6,695 | £10,725 | £0 | £194 | £828 | £1,378 |
| Year 3 | £18,994 | £6,895 | £10,725 | £0 | £261 | £1,113 | £2,491 |
| Year 4 | £19,564 | £7,102 | £10,725 | £0 | £330 | £1,407 | £3,898 |
| Year 5 | £20,151 | £7,315 | £10,725 | £0 | £401 | £1,710 | £5,608 |
Disposal gain (gross)-£13,186
CGT£0
Net Disposal proceeds£236,825
What we verified
What we verified
32073 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 profileMixed demand
Tenant profilelikely cohortCH3 5AD · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Liverpool · 24.3 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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 · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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
Price & sale history120d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£155,555 in 2005 → £220,000 asking
+41.4%in 21y
- 2005£155,555—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£50/mo · £51/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 8.14% | -£1 | £89,311 | 6.3% | Low | Feasible |
| Housing-benefit rent | 4.33% | -£620 | £89,311 | -36.2% | Med | Feasible |
| ⭐ Council lease | 8.14% | +£50 | £89,311 | 6.6% | Low | Feasible |
| Refurb & refinance | 8.14% | -£1 | £106,355 | 5.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£312 | £256,055 | 3% | Med | Feasible |
| Rent by the room | 10.53% | -£1,171 | £115,311 | -53.5% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £793/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- West Cheshire
- LHA monthly cap:
- £793
- Scheme type:
- other
- Premium:
- +700% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£4/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 8.14% as-is
Room mix (3 lettable rooms)
1× Double @ £632/mo1× Single @ £592/mo1× En-suite @ £706/mo
≈ £1,930/mo gross room income
As-is Rent it out
Monthly profit+£120
Return before costs on price8.14%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit+£4
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£57,150–£103,440full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 2 × bathroom£11,700–£21,450
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£7,920–£12,870
- Flooring£11,880–£20,790
Based on 658 HMO comps within 1.1 km
Comparables
sold within 0.5 miWide · CV 107.9%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
- OutstandingBoughton Heath AcademyPrimary · Academy converter · CH3 5RW
- GoodThe Bishops' Blue Coat Church of England High SchoolSecondary · Academy converter · CH3 5XF
- Not ratedDee Banks SchoolNot applicable · Community special school · CH3 5UX
- Not ratedCherry Grove Primary SchoolPrimary · Community school · CH3 5EG
- Not ratedOldfield Primary SchoolPrimary · Academy converter · CH3 5LB
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£17,904
Section 24 credit£0
Annual tax due£129
Post-tax Monthly profit annual-£138
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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£5,608
Rates as of Oct 2024
Acquisition costs
£89,311cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£15,111
Legal + survey£2,000
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£89,311
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
DESCRIPTION This 3 bedroom duplex apartment with balcony is in a modern complex that is positioned just off the canal, offering a pleasant waterside setting while remaining highly convenient, benefiting from 2 allocated car parking space. The River Dee is just a short walk away. The development is also within easy reach of the train station and approximately a 5-10 minute walk into Chester city centre, giving excellent access to shops, restaurants, and amenities. In addition…
Floor plans
Nearby active comparables2 rentals
Comparable rentals
CH3 · same beds + typeMedian nearby: £3,000/mo · 2 of 2 already let+£1,508 vs our est
- Boughton, CHESTERLet3b£3,000/moMay 2026
- The Cloud, BoughtonLet3b£3,000/moMay 2026
Other deals nearby
CH3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Thomas Property Group
About this listing
120 days · RightmovePrice history
5-year price trend
Monthly profit
−£1
Cash needed
£89K
Return after costs
-0.01%
IRR
0.25%
Listed 120d ago
Steam Mill Street, Chester
flat · 3 bed · 2 bath
£220,000
est £1,492 · 8.14% gross
1 / 10
32/100
Marginal
10.29% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.14% Return before costs — above-market
10.3% Rent by the room Return before costs — conversion play
Price
£220K
59% above sold comps
Return before costs (best)
10.29%
Rent by the room
Bedrooms
3
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: £1,294–£1,720/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £165,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1
after mortgage, operating costs & tax
Rent in£1,492/mo gross
£1,435/mo collected · £57/mo lost to voids
Where it goes
£894Mortgage£542Costs
Outgoings exceed rent — you top up £1/mo
Mortgage£894
Costs£542
Management£149
Maintenance£67
Insurance£28
CapEx reserve£75
Voids + council tax£6
Service charge + ground rent£113
Ltd co. accounts£104
Tax—
Shortfall−£1
Returns
Return before costs on price8.14%
Cash return on cash-0.01%
Gross margin£893
Cash needed£89,311
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.61
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £793/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- West Cheshire
- LHA monthly cap:
- £793
- Scheme type:
- other
- Premium:
- +700% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £17,904 | £6,500 | £10,725 | £0 | £129 | £550 | £550 |
| Year 2 | £18,441 | £6,695 | £10,725 | £0 | £194 | £828 | £1,378 |
| Year 3 | £18,994 | £6,895 | £10,725 | £0 | £261 | £1,113 | £2,491 |
| Year 4 | £19,564 | £7,102 | £10,725 | £0 | £330 | £1,407 | £3,898 |
| Year 5 | £20,151 | £7,315 | £10,725 | £0 | £401 | £1,710 | £5,608 |
Rent by the room upside
What we verified
6107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeLeasehold
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
Service chargeReduces net yield£1,200/yr
Ground rentDoubling clauses kill mortgageability£150/yr
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 107.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,145
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£5,608
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£15,111
Legal + survey£2,000
Mortgage + broker£4,300
Cash needed£89,311
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
DESCRIPTION This 3 bedroom duplex apartment with balcony is in a modern complex that is positioned just off the canal, offering a pleasant waterside setting while remaining highly convenient, benefiting from 2 allocated car parking space. The River Dee is just a short walk away. The development is also within easy reach of the train station and approximately a 5-10 minute walk into Chester city centre, giving excellent access to shops, restaurants, and amenities. In addition…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice