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Year 5 disposal
BMV -45%
⊞ View all 9
100/ 100
Strong
12.61% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£312/mo from completion — the no.1 reason to invest
- 10.26% return before costs — above-market
- 12.6% Rent by the room return before costs (net 6.83% after CapEx + bills) — conversion play
- Priced below market -45% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£312/mo
Pays you every month, net of costs
Price vs market
Below market value
-45% vs 12 sold · interior unseen
Return · IRR
5.1%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £200KCash to buy £82KReturn before costs on price · Rent by the room 12.61%5-yr return on cash 31%Rent est. £1,710 (£1,642–£1,781)
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: £1,642–£1,781/mo · n=48
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £150,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£312
after mortgage, operating costs & tax
Rent in£1,710/mo gross
£1,644/mo collected · £66/mo lost to voids
Where it goes
£813Mortgage£446Costs£312Your profit
£312/mo left as profit · 19% of rent kept
Mortgage£813
Costs£446
Management£171
Maintenance£50
Insurance£28
CapEx reserve£86
Voids + council tax£7
Ltd co. accounts£104
Tax£73
Profit+£312
Returns
Return before costs on price10.26%
Cash return on cash4.56%
Gross margin£1,198
Cash needed£82,311
Monthly profit payback22y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.02
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 | £20,520 | £5,353 | £9,750 | £0 | £1,029 | £4,389 | £4,389 |
| Year 2 | £21,136 | £5,513 | £9,750 | £0 | £1,116 | £4,757 | £9,145 |
| Year 3 | £21,770 | £5,678 | £9,750 | £0 | £1,205 | £5,136 | £14,281 |
| Year 4 | £22,423 | £5,849 | £9,750 | £0 | £1,297 | £5,527 | £19,808 |
| Year 5 | £23,095 | £6,024 | £9,750 | £0 | £1,391 | £5,930 | £25,738 |
Disposal gain (gross)-£13,015
CGT£0
Net Disposal proceeds£215,296
What we verified
What we verified
60066 ok · 0 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
Conversion approvability
Per-property planning assessment
Likely approvable87% 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 90% (31 decisions)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- 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
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
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 ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortSG1 1RB · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Cambridge · 39.7 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 · 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
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 history101d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£161,000 in 2014 → £200,000 asking
+24.2%in 12y
- 2014£161,000+17.9% in 4y
- 2010£136,500—
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 — +£312/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 | 10.26% | +£312 | £82,311 | 31.3% | Low | Feasible |
| Housing-benefit rent | 7.48% | -£70 | £82,311 | 4.6% | Med | Feasible |
| Council lease | 7.48% | +£154 | £82,311 | 14.9% | Low | Feasible |
| Refurb & refinance | 10.26% | +£312 | £98,355 | 26.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £234,355 | 3% | Med | Feasible |
| Rent by the room | 12.61% | -£794 | £108,311 | -34.3% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Stevenage & North Herts · cap £1,247/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Stevenage & North Herts
- LHA monthly cap:
- £1,247
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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
-£139/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 10.26% as-is
Room mix (3 lettable rooms)
1× Double @ £744/mo1× Single @ £545/mo1× En-suite @ £814/mo
≈ £2,102/mo gross room income
As-is Rent it out
Monthly profit+£327
Return before costs on price10.26%
Cash needed£61,898
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,898
Δ vs Rent it out Monthly profit-£139
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 87% 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 90% (31 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 221 HMO comps within 873 m
Comparables
sold within 0.5 miWide · CV 26.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Stevenage
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodBedwell Primary SchoolPrimary · Community school · SG1 1NJ
- GoodSaint Vincent de Paul Catholic Primary SchoolPrimary · Academy converter · SG1 1NJ
- Not ratedNorth Hertfordshire College16 plus · Further education · SG1 1LA
- Not ratedBroom Barns Primary SchoolPrimary · Foundation school · SG1 1UE
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£20,520
Section 24 credit£0
Annual tax due£1,029
Post-tax Monthly profit annual£3,599
Exit costs
Projected sale price (5y · 2%/yr growth)£220,816
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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£25,738
Rates as of Oct 2024
Acquisition costs
£82,311cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£15,111
Legal + survey£1,700
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£82,311
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SOLD PRIOR TO AUCTION
A generously sized three bedroom terraced house located in a popular residential neighbourhood
This generously sized three bedroom terraced home presents an excellent opportunity for buyers looking to create a wonderful family residence. Whilst the property would benefit from a programme of updating and modernisation, it offers spacious accommodation throughout with significant potential to add value.
The accommodation currently comprises an entrance…
Floor plans
Nearby active comparables11 rentals · 4 deals
Comparable rentals
SG1 · same beds + typeMedian nearby: £1,700/mo · 11 of 11 already let-£10 vs our est
- Buckthorne Avenue, Stevenage, SG1Let3b£1,600/moMay 2026
- Buckthorne Avenue, Stevenage, SG1Let3b£1,600/moMay 2026
- Cleveland Way, StevenageLet3b£2,150/moMay 2026
- Buckthorn Avenue. StevenageLet3b£1,650/moMay 2026
- Wildwood Lane, StevenageLet3b£1,850/moMay 2026
- Bude Crescent, Stevenage, Hertfordshi…Let3b£1,695/moMay 2026
- Plash Drive, Stevenage, Hertfordshire…Let3b£1,525/moMay 2026
- Coventry Close, Stevenage, SG1Let3b£1,700/moMay 2026
- Mendip Way, Stevenage SG1Let3b£2,100/moMay 2026
- Lyndale, Stevenage SG1Let3b£1,800/moJun 2025
- Canterbury Way, Stevenage SG1Let3b£1,700/moJun 2025
Listing metarightmove · Auction House
About this listing
101 days · RightmovePrice history
5-year price trend
Monthly profit
+£312
Cash needed
£82K
Return after costs
4.56%
IRR
5.14%
Listed 101d ago
22, COLESTRETE, STEVENAGE, SG1 1RB
✓ Verified address
terraced · 3 bed · 1 bath · 958 sqft (EPC)
£200,000
est £1,710 · 10.26% gross
EPC C
Priced below market
1 / 9
100/100
Strong
12.61% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -45% vs 12 nearby sold (last 12 mo)
Monthly profit +£312/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.26% Return before costs — above-market
12.6% Rent by the room Return before costs — conversion play
Price
£200K
45% below sold comps
Return before costs (best)
12.61%
Rent by the room
Bedrooms
3
1 bath
Energy rating
C
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: £1,642–£1,781/mo · n=48
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £150,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£312
after mortgage, operating costs & tax
Rent in£1,710/mo gross
£1,644/mo collected · £66/mo lost to voids
Where it goes
£813Mortgage£446Costs£312Your profit
£312/mo left as profit · 19% of rent kept
Mortgage£813
Costs£446
Management£171
Maintenance£50
Insurance£28
CapEx reserve£86
Voids + council tax£7
Ltd co. accounts£104
Tax£73
Profit+£312
Returns
Return before costs on price10.26%
Cash return on cash4.56%
Gross margin£1,198
Cash needed£82,311
Monthly profit payback22y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.02
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Stevenage & North Herts · cap £1,247/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Stevenage & North Herts
- LHA monthly cap:
- £1,247
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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 | £20,520 | £5,353 | £9,750 | £0 | £1,029 | £4,389 | £4,389 |
| Year 2 | £21,136 | £5,513 | £9,750 | £0 | £1,116 | £4,757 | £9,145 |
| Year 3 | £21,770 | £5,678 | £9,750 | £0 | £1,205 | £5,136 | £14,281 |
| Year 4 | £22,423 | £5,849 | £9,750 | £0 | £1,297 | £5,527 | £19,808 |
| Year 5 | £23,095 | £6,024 | £9,750 | £0 | £1,391 | £5,930 | £25,738 |
Rent by the room upside
What we verified
6006
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▾
EPCEnergy efficiency ratingC
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 26.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£879
CGT yr 5£0 · company level
5y net total£25,738
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£4,000
Cash needed£82,311
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
SOLD PRIOR TO AUCTION
A generously sized three bedroom terraced house located in a popular residential neighbourhood
This generously sized three bedroom terraced home presents an excellent opportunity for buyers looking to create a wonderful family residence. Whilst the property would benefit from a programme of updating and modernisation, it offers spacious accommodation throughout with significant potential to add value.
The accommodation currently comprises an entrance…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice