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Year 5 disposal
BMV -4%
⊞ View all 23
32/ 100
Weak
9.82% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -4% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£139/mo — mildly negative — equity build may cover
- -1.6% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£139/mo
You top up £139/mo
Price vs market
Below market value
-4% vs 12 sold · interior unseen
Return · IRR
-1.6%/yr
Loses money over 5 years
Cash left in
£79K
Stays in after refinancing at value
Price £215KCash to buy £85KReturn before costs on price · Rent by the room 9.82%5-yr return on cash -3%Rent est. £1,138 (£1,021–£1,268)
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: £1,021–£1,268/mo · n=55
Financing
DepositYour cash in — the rest is the mortgage25% · £53,750
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 (£9,778–£18,252 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £161,250 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
-£139
after mortgage, operating costs & tax
Rent in£1,138/mo gross
£1,094/mo collected · £44/mo lost to voids
Where it goes
£873Mortgage£360Costs
Outgoings exceed rent — you top up £139/mo
Mortgage£873
Costs£360
Management£114
Maintenance£50
Insurance£28
CapEx reserve£57
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£139
Returns
Return before costs on price6.35%
Cash return on cash-1.95%
Gross margin£735
Cash needed£85,262
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.25
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £13,656 | £4,314 | £10,481 | £0 | £0 | -£1,140 | -£1,140 |
| Year 2 | £14,066 | £4,444 | £10,481 | £0 | £0 | -£859 | -£1,999 |
| Year 3 | £14,488 | £4,577 | £10,481 | £0 | £0 | -£571 | -£2,570 |
| Year 4 | £14,922 | £4,714 | £10,481 | £0 | £0 | -£273 | -£2,843 |
| Year 5 | £15,370 | £4,856 | £10,481 | £0 | £6 | £27 | -£2,816 |
Disposal gain (gross)-£10,844
CGT£0
Net Disposal proceeds£231,443
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 cohortIP1 5EW · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Cambridge · 70.6 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 · 883 sqft
£23k–£45k
£ per sqft
building cost only
£26–£51
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,181–£11,479
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,713–£18,543
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 history117d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£184,000 in 2018 → £215,000 asking
+16.8%in 8y
- 2018£184,000—
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 — -£139/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 | 6.35% | -£139 | £85,262 | -3.3% | Low | Feasible |
| Housing-benefit rent | 4.45% | -£468 | £85,262 | -26.6% | Med | Feasible |
| Council lease | 4.45% | -£298 | £85,262 | -18.4% | Low | Feasible |
| Refurb & refinance | 6.35% | -£139 | £101,227 | -2.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £247,502 | 4% | Med | Feasible |
| Rent by the room | 10.05% | -£950 | £111,262 | -43.5% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Ipswich · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Ipswich
- LHA monthly cap:
- £798
- Scheme type:
- nominee
- 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
Rent by the room conversion upside
+£259/mo cash flow vs Rent it out if converted to Rent by the room
13.40% Return before costs on price converted vs 6.35% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£7,200/yr extra rent
3 → 4 lettable rooms · ~6.7% 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 5 habitable rooms (3 beds + 2 reception(s)); convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Ipswich adopted standard (6.51/10.22 m²; Houses in Multiple Occupation Landlord's Handbook (Ipswich BC) + Apply for a HMO licence webpage); adds ~£600/mo; 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 HMOuplift 6.35% → 6.74%
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 (3 lettable rooms)
1× Double @ £607/mo1× Single @ £511/mo1× En-suite @ £681/mo
≈ £1,800/mo gross room income
As-is Rent it out
Monthly profit-£119
Return before costs on price6.35%
Cash needed£65,648
If converted to Rent by the room
Monthly profit+£140
Return before costs on price13.40%
Cash needed£81,648
Δ vs Rent it out Monthly profit+£259
+1 room (4 total)
Monthly profit+£140
Return before costs on price13.40%
Cash needed£91,648
Extra rent+£600/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£45,245–£85,125full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,532–£6,181
- Replumb£2,649–£5,298
- Windows£8,830–£15,894
- Paint + decor£6,181–£11,479
- Flooring£9,713–£18,543
Based on 438 HMO comps within 929 m
Comparables
sold within 0.5 miWide · CV 70.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedWhitehouse Community Primary SchoolPrimary · Academy converter · IP1 5JN
- Not ratedWestbourne AcademySecondary · Academy converter · IP1 5JN
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£13,656
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,665
Exit costs
Projected sale price (5y · 2%/yr growth)£237,377
Capital gain (pre-CGT)£22,377
Sale costs (~2.5%)£5,934
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-£2,816
Rates as of Oct 2024
Acquisition costs
£85,262cash neededPurchase price£215,000
Deposit (25%)£53,750
Stamp duty+5% additional-property surcharge£12,550
Refurb£13,037
Legal + survey£1,700
Mortgage fees£4,225
Total cash neededdeposit + costs (loan covers the rest)£85,262
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This three bedroom end of terrace house presents a superb opportunity for families seeking a spacious and well-appointed home in a sought-after location. The property boasts generous room proportions throughout, creating a bright and airy interior. The well-proportioned reception rooms offer versatile spaces for both comfortable family living and entertaining guests, while the spacious kitchen is thoughtfully designed with ample workspace and French doors that open to the…
Floor plans
Nearby active comparables16 rentals
Comparable rentals
IP1 · same beds + typeMedian nearby: £1,000/mo · 16 of 16 already let-£138 vs our est
- Berners Street, IPSWICHLet3b£1,000/moMay 2026
- Berners Street, IPSWICHLet3b£1,100/moMay 2026
- Charles English Close, Ipswich, Suffo…Let3b£1,700/moMay 2026
- Victor Francis Crescent, Ipswich, Suf…Let3b£1,495/moMay 2026
- Bramford Road, Ipswich, IP1Let3b£1,000/moMay 2026
- Surrey Road, IpswichLet3b£950/moMay 2026
- Bramford Road, Ipswich, Suffolk, IP1Let3b£995/moMay 2026
- Sirdar Road, Ipswich, IP1Let3b£950/moMay 2026
- Wallace Road, IPSWICHLet3b£1,150/moMay 2026
- Kingston Road, Ipswich, IP1Let3b£1,150/moMay 2026
- Bramford Road, Ipswich IP1Let3b£1,000/moMay 2026
- Bramford Road, Ipswich, IP1Let3b£1,000/moMay 2026
- Plot 39 Victor Francis Crescent , T…Let3b£1,420/moMay 2026
- Windsor Road, Ipswich IP1Let3b£1,100/moDec 2025
- Kingston Road, Ipswich IP1Let3b£900/moDec 2025
- Bramford Road, Ipswich IP1Let3b£975/moDec 2025
Other deals nearby
IP1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Joseph Property Agency
About this listing
117 days · RightmovePrice history
5-year price trend
Monthly profit
−£139
Cash needed
£85K
Return after costs
-1.95%
IRR
-1.65%
Listed 117d ago
Westbourne Road, Ipswich, IP1
terraced · 3 bed · 1 bath · 883 sqft
£215,000
est £1,138 · 6.35% gross
EPC D
Priced below market
1 / 23
32/100
Marginal
9.82% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -4% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£215K
4% below sold comps
Return before costs (best)
9.82%
Rent by the room
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: £1,021–£1,268/mo · n=55
Financing
DepositYour cash in — the rest is the mortgage25% · £53,750
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 (£9,778–£18,252 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £161,250 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
-£139
after mortgage, operating costs & tax
Rent in£1,138/mo gross
£1,094/mo collected · £44/mo lost to voids
Where it goes
£873Mortgage£360Costs
Outgoings exceed rent — you top up £139/mo
Mortgage£873
Costs£360
Management£114
Maintenance£50
Insurance£28
CapEx reserve£57
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£139
Returns
Return before costs on price6.35%
Cash return on cash-1.95%
Gross margin£735
Cash needed£85,262
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.25
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Ipswich · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Ipswich
- LHA monthly cap:
- £798
- Scheme type:
- nominee
- 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 | £13,656 | £4,314 | £10,481 | £0 | £0 | -£1,140 | -£1,140 |
| Year 2 | £14,066 | £4,444 | £10,481 | £0 | £0 | -£859 | -£1,999 |
| Year 3 | £14,488 | £4,577 | £10,481 | £0 | £0 | -£571 | -£2,570 |
| Year 4 | £14,922 | £4,714 | £10,481 | £0 | £0 | -£273 | -£2,843 |
| Year 5 | £15,370 | £4,856 | £10,481 | £0 | £6 | £27 | -£2,816 |
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 70.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,096
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£2,816
Acquisition costs
25% deposit£53,750
Stamp duty£12,550
Refurb£13,037
Legal + survey£1,700
Mortgage + broker£4,225
Cash needed£85,262
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 three bedroom end of terrace house presents a superb opportunity for families seeking a spacious and well-appointed home in a sought-after location. The property boasts generous room proportions throughout, creating a bright and airy interior. The well-proportioned reception rooms offer versatile spaces for both comfortable family living and entertaining guests, while the spacious kitchen is thoughtfully designed with ample workspace and French doors that open to the…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice