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Year 5 disposal
69/ 100
Solid
14.99% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 11.28% return before costs — above-market
- 15.0% Rent by the room return before costs (net 7.95% 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
+£157/mo
Barely breaks even each month
Price
£100K
No local sold comps to compare
Return · IRR
4.2%/yr
Modest annualised return
Cash to get in
£51K
Deposit + fees + refurb
Return before costs on price · Rent by the room 14.99%5-yr return on cash 26%Rent est. £940 (£896–£986)
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
Buy-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: £896–£986/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £75,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£157
after mortgage, operating costs & tax
Rent in£940/mo gross
£904/mo collected · £36/mo lost to voids
Where it goes
£391Mortgage£320Costs£157Your profit
£157/mo left as profit · 17% of rent kept
Mortgage£391
Costs£320
Management£94
Maintenance£50
Insurance£20
CapEx reserve£47
Voids + council tax£5
Ltd co. accounts£104
Tax£37
Profit+£157
Returns
Return before costs on price11.28%
Cash return on cash3.68%
Gross margin£584
Cash needed£50,990
Monthly profit payback27y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.22
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 | £11,280 | £3,841 | £4,688 | £0 | £523 | £2,229 | £2,229 |
| Year 2 | £11,618 | £3,956 | £4,688 | £0 | £565 | £2,410 | £4,639 |
| Year 3 | £11,967 | £4,074 | £4,688 | £0 | £609 | £2,596 | £7,235 |
| Year 4 | £12,326 | £4,197 | £4,688 | £0 | £654 | £2,788 | £10,023 |
| Year 5 | £12,696 | £4,323 | £4,688 | £0 | £700 | £2,986 | £13,009 |
Disposal gain (gross)-£15,842
CGT£0
Net Disposal proceeds£107,648
What we verified
What we verified
40074 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
Area
Flood riskNo location
Crime riskNo location
SchoolsNo postcode
Investor
Tenant profileUnknown
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
Price & sale history102d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£19,000 in 2001 → £100,000 asking
+426.3%in 25y
- 2001£19,000—
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 — +£157/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 | 11.28% | +£157 | £50,990 | 25.5% | Low | Feasible |
| Housing-benefit rent | 8.14% | -£64 | £50,990 | 1.1% | Med | Feasible |
| Council lease | 0.00% | -£565 | £50,990 | -67.7% | Low | Feasible |
| Refurb & refinance | 11.28% | +£157 | £62,706 | 20.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £130,206 | -7% | Med | Feasible |
| Rent by the room | 16.49% | -£546 | £77,129 | -34.5% | — | Feasible |
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
+£367/mo cash flow vs Rent it out if converted to Rent by the room
28.80% Return before costs on price converted vs 11.28% as-is
£100k → 4-bed HMO @ ~£447/room: £1,736 pcm gross, ~£992 pcm net (9.6% net on £124k all-in incl. ~£17k works); needs +1 bathroom
medium confidence
Unlocks ~£5,496/yr extra rent
3 → 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)); convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Rotherham adopted standard (6.52/10.23 m²; Houses in Multiple Occupation Guidance and Amenity Standards, January 2018 (updated September 2018)); adds ~£458/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 HMO+1 single
+1 bathroom needed
Sized to Rotherham'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 (3 lettable rooms)
1× Double @ £492/mo1× Single @ £358/mo1× En-suite @ £525/mo
≈ £1,374/mo gross room income
As-is Rent it out
Monthly profit+£137
Return before costs on price11.28%
Cash needed£36,898
If converted to Rent by the room
Monthly profit+£504
Return before costs on price28.80%
Cash needed£52,898
Δ vs Rent it out Monthly profit+£367
+1 room (4 total)
Monthly profit+£171
Return before costs on price21.98%
Cash needed£62,898
Extra rent+£458/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£31,922–£60,000full refurb + room split
⚠️ Capped at 60% of £100,000 asking (£60,000). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,630–£11,260
- 1 × bathroom£3,714–£6,809
- Rewire£2,580–£4,516
- Replumb£1,935–£3,871
- Windows£6,451–£11,612
- Paint + decor£4,516–£8,386
- Flooring£7,096–£13,547
Based on 96 HMO comps within 2.3 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score100 / 100
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodBroom Valley Community SchoolPrimary · Community school · S60 2QU
- GoodOakwood High SchoolSecondary · Academy converter · S60 2UH
- Not ratedThomas Rotherham College16 plus · Academy 16-19 converter · S60 2BE
- Not ratedCanklow Woods Primary SchoolPrimary · Academy converter · S60 2XJ
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£11,280
Section 24 credit£0
Annual tax due£523
Post-tax Monthly profit annual£1,795
Exit costs
Projected sale price (5y · 2%/yr growth)£110,408
Capital gain (pre-CGT)£10,408
Sale costs (~2.5%)£2,760
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£13,009
Rates as of Oct 2024
Acquisition costs
£50,990cash neededPurchase price£100,000
Deposit (25%)£25,000
Stamp duty+5% additional-property surcharge£5,000
Refurb£16,790
Legal + survey£1,700
Mortgage fees£2,500
Total cash neededdeposit + costs (loan covers the rest)£50,990
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
GUIDE PRICE £110,000 - £120,000
Looking for a spacious family home in a convenient central location? This beautifully presented three double-bedroom mid-terrace property, set over four floors, offers generous living space and modern interiors just moments from Rotherham Town Centre, Clifton Park, schools, and excellent transport links.
Finished to a modern standard throughout, the property boasts two spacious reception rooms, ideal for both relaxing and entertaining, alongs…
Listing metarightmove · Haybrook
About this listing
102 days · RightmovePrice history
No price history available.
Monthly profit
+£157
Cash needed
£51K
Return after costs
3.68%
IRR
4.15%
Listed 102d ago
3 bedroom terraced house for sale
terraced · 3 bed · 1 bath
£100,000
est £940 · 11.28% gross
69/100
Solid
14.99% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.28% Return before costs — above-market
15.0% Rent by the room Return before costs — conversion play
Price
£100K
Return before costs (best)
14.99%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
Buy-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: £896–£986/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £75,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£157
after mortgage, operating costs & tax
Rent in£940/mo gross
£904/mo collected · £36/mo lost to voids
Where it goes
£391Mortgage£320Costs£157Your profit
£157/mo left as profit · 17% of rent kept
Mortgage£391
Costs£320
Management£94
Maintenance£50
Insurance£20
CapEx reserve£47
Voids + council tax£5
Ltd co. accounts£104
Tax£37
Profit+£157
Returns
Return before costs on price11.28%
Cash return on cash3.68%
Gross margin£584
Cash needed£50,990
Monthly profit payback27y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.22
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 | £11,280 | £3,841 | £4,688 | £0 | £523 | £2,229 | £2,229 |
| Year 2 | £11,618 | £3,956 | £4,688 | £0 | £565 | £2,410 | £4,639 |
| Year 3 | £11,967 | £4,074 | £4,688 | £0 | £609 | £2,596 | £7,235 |
| Year 4 | £12,326 | £4,197 | £4,688 | £0 | £654 | £2,788 | £10,023 |
| Year 5 | £12,696 | £4,323 | £4,688 | £0 | £700 | £2,986 | £13,009 |
Rent by the room upside
What we verified
4005
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 · monthlyNo location
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyNo location
Investor profile▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£938
Annual rental tax£440
CGT yr 5£0 · company level
5y net total£13,009
Acquisition costs
25% deposit£25,000
Stamp duty£5,000
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£2,500
Cash needed£50,990
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
GUIDE PRICE £110,000 - £120,000
Looking for a spacious family home in a convenient central location? This beautifully presented three double-bedroom mid-terrace property, set over four floors, offers generous living space and modern interiors just moments from Rotherham Town Centre, Clifton Park, schools, and excellent transport links.
Finished to a modern standard throughout, the property boasts two spacious reception rooms, ideal for both relaxing and entertaining, alongs…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice