21.00% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Monthly profit +£214/mo from completion — the no.1 reason to invest
13.57% return before costs — above-market
21.0% Rent by the room return before costs (net 9.21% after CapEx + bills) — conversion play
Priced below market -50% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
Auction lot — bridging-only finance, 28-day completion
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
+£214/mo
Pays you every month, net of costs
Price vs market
Below market value
-50% vs 12 sold · interior unseen
Return · IRR
3.8%/yr
Modest annualised return
Cash left in
£18K
Stays in after refinancing at value
Price £90KCash to buy £85KReturn before costson price · Rent by the room21.00%5-yr return on cash 20%Rent est. £1,018 (£895–£1,158)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £895–£1,158/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Capped at 60% of £90,000 asking (£54,000). Raw model: £46,750–£87,920. Verify with a surveyor before offering.
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £67,500 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — +£214/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
13.57%
+£214
£85,050
19.7%
Low
Feasible
Housing-benefit rent
7.91%
-£121
£85,050
-4.1%
Med
Feasible
Council lease
0.00%
-£557
£85,050
-40.1%
Low
Feasible
Refurb & refinance
13.57%
+£214
£107,550
15.6%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£191
£168,200
-35%
Med
Feasible
Rent by the room
21.00%
-£487
£120,050
-18.3%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Staffordshire North
LHA monthly cap:
£593
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£315/mo cash flow vs Rent it out if converted to Rent by the room
32.00% Return before costs on price converted vs 13.57% as-is
Room mix (3 lettable rooms)
2× Double @ £568/mo1× Single @ £440/mo
≈ £1,575/mo gross room income
As-is Rent it out
Monthly profit+£220
Return before costson price13.57%
Cash needed£34,398
If converted to Rent by the room
Monthly profit+£536
Return before costson price32.00%
Cash needed£50,398
Δ vs Rent it outMonthly profit+£315
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£28,714–£54,000full refurb + room split
⚠️ Capped at 60% of £90,000 asking (£54,000). Raw model: £46,750–£87,920. Verify with a surveyor before offering.
What's in this cost
Kitchen£5,307–£10,613
1 × bathroom£3,501–£6,418
Rewire£2,275–£3,981
Replumb£1,706–£3,412
Windows£5,687–£10,237
Paint + decor£3,981–£7,394
Flooring£6,256–£11,944
Based on 3949 HMO comps within 5.2 km
Comparables
sold within 0.5 mi
Wide · CV 32.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 90 / 100
Loading map…
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
Bursley Academy
Primary · Academy converter · ST5 8JQ
Requires improvement
Sun Academy Bradwell
Primary · Academy converter · ST5 8JN
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£2,476/yr kept
Annual gross rent£12,216
Section 24 credit£0
Annual tax due£691
Post-tax Monthly profitannual£2,476
Exit costs
£16,740 after CGT
Projected sale price (5y · 2%/yr growth)£99,367
Capital gain (pre-CGT)£9,367
Sale costs (~2.5%)£2,484
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 profitafter CGT£16,740
Rates as of Oct 2024
Acquisition costs
£85,050cash needed
Purchase price£90,000
Deposit (25%)£22,500
Stamp duty+5% additional-property surcharge£4,500
Refurb£54,000
Legal + survey£1,700
Mortgage fees£2,350
Total cash neededdeposit + costs (loan covers the rest)£85,050
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
PROPERTYDESCRIPTION INVESTMENT OPPORTUNITY, REFURBISHMENT REQUIRED, CASH BUYERS PREFFERED.
This deceptively spacious three bedroom semi detached family home is situated in a popular residential location offering easy access to local amenities, schools, commuter and transport networks. The accommodation comprises, entrance hall, lounge, dining room, kitchen, side lobby, cloakroom w/c, three generous size bedrooms and a bathroom. Externally there is a driveway providing off…
21.00%Rent by the room strategy — market rent unverified, verify locally.
Priced below market -50% vs 12 nearby sold (last 12 mo)
Monthly profit+£214/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
13.57% Return before costs — above-market
21.0% Rent by the roomReturn before costs — conversion play
Price
£90K
50% below sold comps
Return before costs (best)
21.00%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £895–£1,158/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Capped at 60% of £90,000 asking (£54,000). Raw model: £46,750–£87,920. Verify with a surveyor before offering.
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £67,500 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Staffordshire North
LHA monthly cap:
£593
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
£12,216
£4,191
£4,388
£0
£691
£2,946
£2,946
Year 2
£12,582
£4,317
£4,388
£0
£737
£3,141
£6,087
Year 3
£12,960
£4,447
£4,388
£0
£784
£3,342
£9,429
Year 4
£13,349
£4,580
£4,388
£0
£832
£3,549
£12,978
Year 5
£13,749
£4,717
£4,388
£0
£882
£3,762
£16,740
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
Conversion£35,000
If converted
Gross / mo£1,575
Gross Rent by the room yield21.00%
What we verified
13 total
5107
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile3▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 mi
Wide · CV 32.7%Med confidence
Loading nearby sold…
Location & transport
Score 90/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£878
Annual rental tax£602
CGT yr 5£0 · company level
5y net total£16,740
Acquisition costs
£85K
25% deposit£22,500
Stamp duty£4,500
Refurb£54,000
Legal + survey£1,700
Mortgage + broker£2,350
Cash needed£85,050
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
PROPERTYDESCRIPTION INVESTMENT OPPORTUNITY, REFURBISHMENT REQUIRED, CASH BUYERS PREFFERED.
This deceptively spacious three bedroom semi detached family home is situated in a popular residential location offering easy access to local amenities, schools, commuter and transport networks. The accommodation comprises, entrance hall, lounge, dining room, kitchen, side lobby, cloakroom w/c, three generous size bedrooms and a bathroom. Externally there is a driveway providing off…