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Year 5 disposal
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3/ 100
Weak
7.08% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£431/mo — significantly negative — real recurring drain
- -3.4% 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.
- 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
−£431/mo
You top up £431/mo
Price
£450K
No local sold comps to compare
Return · IRR
-3.4%/yr
Loses money over 5 years
Cash to get in
£177K
Deposit + fees + refurb
Return before costs on price · Rent by the room 7.08%5-yr return on cash -9%Rent est. £1,990 (£1,691–£2,342)
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: £1,691–£2,342/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 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 £400K+
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£431
after mortgage, operating costs & tax
Rent in£1,990/mo gross
£1,913/mo collected · £77/mo lost to voids
Where it goes
£1,828Mortgage£517Costs
Outgoings exceed rent — you top up £431/mo
Mortgage£1,828
Costs£517
Management£199
Maintenance£67
Insurance£40
CapEx reserve£100
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£431
Returns
Return before costs on price5.31%
Cash return on cash-2.93%
Gross margin£1,397
Cash needed£176,858
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.05
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 | £23,880 | £6,200 | £21,938 | £0 | £0 | -£4,257 | -£4,257 |
| Year 2 | £24,596 | £6,385 | £21,938 | £0 | £0 | -£3,727 | -£7,984 |
| Year 3 | £25,334 | £6,577 | £21,938 | £0 | £0 | -£3,180 | -£11,164 |
| Year 4 | £26,094 | £6,774 | £21,938 | £0 | £0 | -£2,618 | -£13,781 |
| Year 5 | £26,877 | £6,978 | £21,938 | £0 | £0 | -£2,038 | -£15,819 |
Disposal gain (gross)-£22,193
CGT£0
Net Disposal proceeds£484,415
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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 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
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 cohortRG21 5TW · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Reading · 21.4 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 1-bath · 1170 sqft
£28k–£55k
£ per sqft
building cost only
£24–£47
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
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 history100d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£185,000 in 2006 → £450,000 asking
+143.2%in 20y
- 2006£185,000+168.1% in 9y
- 1997£69,000—
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 — -£431/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 | 5.31% | -£431 | £176,858 | -8.9% | Low | Feasible |
| Housing-benefit rent | 3.72% | -£1,002 | £176,858 | -28.4% | Med | Feasible |
| Council lease | 0.00% | -£2,039 | £176,858 | -69.6% | Low | Feasible |
| Refurb & refinance | 5.31% | -£431 | £207,141 | -7.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £514,391 | 5% | Med | Feasible |
| Rent by the room | 7.08% | -£1,835 | £214,858 | -45.1% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £1,396/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £1,396
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
-£399/mo cash flow vs Rent it out if converted to Rent by the room
6.40% Return before costs on price converted vs 5.31% as-is
Room mix (4 lettable rooms)
2× Double @ £698/mo1× Single @ £543/mo1× En-suite @ £717/mo
≈ £2,655/mo gross room income
As-is Rent it out
Monthly profit-£346
Return before costs on price5.31%
Cash needed£124,398
If converted to Rent by the room
Monthly profit-£745
Return before costs on price6.40%
Cash needed£140,398
Δ vs Rent it out Monthly profit-£399
Show conversion detail
Conversion cost estimate
£37,500
Range: £30,000 – £47,500
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£76,710–£135,915full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£6,825–£10,920
- Replumb£5,460–£9,555
- Windows£15,015–£25,935
- Paint + decor£13,650–£23,205
- Flooring£19,110–£34,125
Based on 212 HMO comps within 881 m
Comparables
sold within 0.5 miLoading 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
- OutstandingDove House AcademyNot applicable · Academy special converter · RG21 5SU
- GoodOakridge Infant SchoolPrimary · Community school · RG21 5RR
- GoodOakridge Junior SchoolPrimary · Community school · RG21 5RR
- Not ratedMaple Ridge SchoolNot applicable · Community special school · RG21 5SX
- Not ratedSouth View Junior SchoolPrimary · Community school · RG21 5LL
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£23,880
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,175
Exit costs
Projected sale price (5y · 2%/yr growth)£496,836
Capital gain (pre-CGT)£46,836
Sale costs (~2.5%)£12,421
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-£15,819
Rates as of Oct 2024
Acquisition costs
£176,858cash neededPurchase price£450,000
Deposit (25%)£112,500
Stamp duty+5% additional-property surcharge£35,000
Refurb£19,458
Legal + survey£2,150
Mortgage fees£7,750
Total cash neededdeposit + costs (loan covers the rest)£176,858
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This spacious four bedroom family home is conveniently situated close to Basingstoke’s mainline railway station and the Festival Place shopping and leisure centre. It has a large open plan kitchen/dining/family space and an outside bar/office to the rear and photovoltaic roof panels to reduce energy costs.
The house has an enclosed porch that leads into the living room at the front of the house. To the rear is the large open plan kitchen/diner that wraps around into the fami…
Floor plans
Listing metarightmove · Winkworth
About this listing
100 days · RightmovePrice history
5-year price trend
Monthly profit
−£431
Cash needed
£177K
Return after costs
-2.93%
IRR
-3.37%
Listed 100d ago
Hillary Road, Basingstoke, Hampshire, RG21
house · 4 bed · 1 bath
£450,000
est £1,990 · 5.31% gross
1 / 19
3/100
Marginal
7.08% Rent by the room strategy — market rent unverified, verify locally.
5.31% Return before costs — around the area average for this property type.
Monthly profit −£431/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£450K
Return before costs (best)
7.08%
Rent by the room
Bedrooms
4
1 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: £1,691–£2,342/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 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 £400K+
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£431
after mortgage, operating costs & tax
Rent in£1,990/mo gross
£1,913/mo collected · £77/mo lost to voids
Where it goes
£1,828Mortgage£517Costs
Outgoings exceed rent — you top up £431/mo
Mortgage£1,828
Costs£517
Management£199
Maintenance£67
Insurance£40
CapEx reserve£100
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£431
Returns
Return before costs on price5.31%
Cash return on cash-2.93%
Gross margin£1,397
Cash needed£176,858
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.05
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £1,396/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £1,396
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 | £23,880 | £6,200 | £21,938 | £0 | £0 | -£4,257 | -£4,257 |
| Year 2 | £24,596 | £6,385 | £21,938 | £0 | £0 | -£3,727 | -£7,984 |
| Year 3 | £25,334 | £6,577 | £21,938 | £0 | £0 | -£3,180 | -£11,164 |
| Year 4 | £26,094 | £6,774 | £21,938 | £0 | £0 | -£2,618 | -£13,781 |
| Year 5 | £26,877 | £6,978 | £21,938 | £0 | £0 | -£2,038 | -£15,819 |
Rent by the room upside
What we verified
5007
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 · 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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,388
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£15,819
Acquisition costs
25% deposit£112,500
Stamp duty£35,000
Refurb£19,458
Legal + survey£2,150
Mortgage + broker£7,750
Cash needed£176,858
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 spacious four bedroom family home is conveniently situated close to Basingstoke’s mainline railway station and the Festival Place shopping and leisure centre. It has a large open plan kitchen/dining/family space and an outside bar/office to the rear and photovoltaic roof panels to reduce energy costs.
The house has an enclosed porch that leads into the living room at the front of the house. To the rear is the large open plan kitchen/diner that wraps around into the fami…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice