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Year 5 disposal
BMV -1%
⊞ View all 11
5/ 100
Weak
5.45% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£271/mo — significantly negative — real recurring drain
- -4.2% 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
−£271/mo
You top up £271/mo
Price
£195K
Around comparable sold prices
Return · IRR
-4.2%/yr
Loses money over 5 years
Cash to get in
£76K
Deposit + fees + refurb
Return before costs on price 5.45%5-yr return on cash -16%Rent est. £885 (£828–£946)
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: £828–£946/mo · n=18
Financing
DepositYour cash in — the rest is the mortgage25% · £48,750
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 (£7,793–£14,547 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £146,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£271
after mortgage, operating costs & tax
Rent in£885/mo gross
£851/mo collected · £34/mo lost to voids
Where it goes
£792Mortgage£330Costs
Outgoings exceed rent — you top up £271/mo
Mortgage£792
Costs£330
Management£89
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£271
Returns
Return before costs on price5.45%
Cash return on cash-4.29%
Gross margin£521
Cash needed£75,916
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.07
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 | £10,620 | £3,962 | £9,506 | £0 | £0 | -£2,848 | -£2,848 |
| Year 2 | £10,939 | £4,080 | £9,506 | £0 | £0 | -£2,648 | -£5,496 |
| Year 3 | £11,267 | £4,203 | £9,506 | £0 | £0 | -£2,442 | -£7,938 |
| Year 4 | £11,605 | £4,329 | £9,506 | £0 | £0 | -£2,230 | -£10,168 |
| Year 5 | £11,953 | £4,459 | £9,506 | £0 | £0 | -£2,012 | -£12,180 |
Disposal gain (gross)-£8,328
CGT£0
Net Disposal proceeds£209,913
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 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
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 profileMixed demand
Tenant profilelikely cohortDE21 2TG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Nottingham · 15.3 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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
2-bed · 1-bath · 670 sqft
£19k–£38k
£ per sqft
building cost only
£29–£57
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,690–£8,710
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,370–£14,070
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history96d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£185,000 in 2023 → £195,000 asking
+5.4%in 3y
- 2023£185,000+59.5% in 18y
- 2005£116,000+170.1% in 9y
- 1996£42,950—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£848/mo · £991/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.45% | -£271 | £75,916 | -16.0% | Low | Feasible |
| Housing-benefit rent | 3.65% | -£549 | £75,916 | -38.4% | Med | Feasible |
| Council lease | 5.45% | -£143 | £75,916 | -8.1% | Low | Feasible |
| Refurb & refinance | 5.45% | -£271 | £89,822 | -13.6% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 21.44% | +£848 | £75,916 | 74.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£191 | £222,397 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
Local lettings demandby strategyLive area data
Short-stay let85% occupancy
£135/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£450/mo cash flow vs Rent it out if converted to Rent by the room
14.77% Return before costs on price converted vs 5.45% as-is
🔓 +1 bedroom potential
medium confidence2 → 3 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 4 habitable rooms (2 beds + 2 reception(s)) in 76 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 lettable rooms (1 double, 0 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Derby adopted standard (8/12 m²; Amenities and Space Standards for Houses in Multiple Occupation, Derby City Council (revised June 2026); own bedroom sizes formally adopted 25 Aug 2021); 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.
2 → 3 bed HMO+1 double
Sized to Derby'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.
As-is Rent it out
Monthly profit-£246
Return before costs on price5.45%
Cash needed£60,648
If converted to Rent by the room
Monthly profit+£203
Return before costs on price14.77%
Cash needed£76,648
Δ vs Rent it out Monthly profit+£450
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£37,790–£71,280full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,680–£4,690
- Replumb£2,010–£4,020
- Windows£6,700–£12,060
- Paint + decor£4,690–£8,710
- Flooring£7,370–£14,070
Comparables
sold within 0.5 miWide · CV 16.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- GoodParkview Primary SchoolPrimary · Community school · DE21 2RQ
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£10,620
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,256
Exit costs
Projected sale price (5y · 2%/yr growth)£215,296
Capital gain (pre-CGT)£20,296
Sale costs (~2.5%)£5,382
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-£12,180
Rates as of Oct 2024
Acquisition costs
£75,916cash neededPurchase price£195,000
Deposit (25%)£48,750
Stamp duty+5% additional-property surcharge£11,150
Refurb£10,391
Legal + survey£1,700
Mortgage fees£3,925
Total cash neededdeposit + costs (loan covers the rest)£75,916
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
IDEAL FIRST TIME BUY – A well-presented two double bedroom semi-detached home, situated in a sought-after location, conveniently close to local shops and amenities. Perfect for first-time buyers, the property benefits from off-road parking, single attached garage and an enclosed, low-maintenance south facing rear garden.
The accommodation benefits from gas central heating, double glazing throughout. In brief, the property comprises an entrance hallway, a spacious living room…
Floor plans
Listing metarightmove · Curran Birds + Co
About this listing
96 days · RightmovePrice history
5-year price trend
Monthly profit
−£271
Cash needed
£76K
Return after costs
-4.29%
IRR
-4.16%
Listed 96d ago
Smalley Drive, Oakwood, Derby
semi-detached · 2 bed · 1 bath · 670 sqft
£195,000
est £885 · 5.45% gross
Priced below market
1 / 11
5/100
Marginal
5.45% — verify the rent + comps locally.
5.45% Return before costs — around the area average for this property type.
Monthly profit −£271/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£195K
at sold-comp median
Return before costs
5.45%
est rent £885/monot enough comparablesRange £828–£946/mo (Q1–Q3)
Bedrooms
2
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: £828–£946/mo · n=18
Financing
DepositYour cash in — the rest is the mortgage25% · £48,750
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 (£7,793–£14,547 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £146,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£271
after mortgage, operating costs & tax
Rent in£885/mo gross
£851/mo collected · £34/mo lost to voids
Where it goes
£792Mortgage£330Costs
Outgoings exceed rent — you top up £271/mo
Mortgage£792
Costs£330
Management£89
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£271
Returns
Return before costs on price5.45%
Cash return on cash-4.29%
Gross margin£521
Cash needed£75,916
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.07
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £10,620 | £3,962 | £9,506 | £0 | £0 | -£2,848 | -£2,848 |
| Year 2 | £10,939 | £4,080 | £9,506 | £0 | £0 | -£2,648 | -£5,496 |
| Year 3 | £11,267 | £4,203 | £9,506 | £0 | £0 | -£2,442 | -£7,938 |
| Year 4 | £11,605 | £4,329 | £9,506 | £0 | £0 | -£2,230 | -£10,168 |
| Year 5 | £11,953 | £4,459 | £9,506 | £0 | £0 | -£2,012 | -£12,180 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 16.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,901
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£12,180
Acquisition costs
25% deposit£48,750
Stamp duty£11,150
Refurb£10,391
Legal + survey£1,700
Mortgage + broker£3,925
Cash needed£75,916
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
IDEAL FIRST TIME BUY – A well-presented two double bedroom semi-detached home, situated in a sought-after location, conveniently close to local shops and amenities. Perfect for first-time buyers, the property benefits from off-road parking, single attached garage and an enclosed, low-maintenance south facing rear garden.
The accommodation benefits from gas central heating, double glazing throughout. In brief, the property comprises an entrance hallway, a spacious living room…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice