-5.5% 5y IRR — capital outlay disproportionate to returns
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
−£145/mo
You top up £145/mo
Price vs market
Below market value
-49% vs 12 sold · interior unseen
Return · IRR
-5.5%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £80KCash to buy £35KReturn before costson price12.02%5-yr return on cash -18%Rent est. £801 (£724–£886)
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: £724–£886/mo · n=123
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
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 (£)
Per-property refurb estimate from the element rate-card model (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £60,000 loan + £1,000 booking fee
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.
Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history95d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£100,000 in 2016 → £80,000 asking
-20.0%in 10y
2016£100,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — -£145/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
12.02%
-£145
£34,617
-17.5%
Low
Feasible
Housing-benefit rent
8.89%
-£354
£34,617
-53.3%
Med
Feasible
Council lease
8.89%
-£226
£34,617
-38.1%
Low
Feasible
Refurb & refinance
12.02%
-£145
£41,184
-14.7%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£464
£94,984
-0%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Ipswich · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Ipswich
LHA monthly cap:
£593
Scheme type:
nominee
Premium:
+0% premium over LHA cap
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 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
+£458/mo cash flow vs Rent it out if converted to Rent by the room
36.00% Return before costs on price converted vs 12.02% as-is
As-is Rent it out
Monthly profit+£109
Return before costson price12.02%
Cash needed£31,898
If converted to Rent by the room
Monthly profit+£567
Return before costson price36.00%
Cash needed£47,898
Δ vs Rent it outMonthly profit+£458
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Planning approval likelihood
Uncertain · 59% 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 58% (33 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.
Comparables
sold within 0.5 mi
Wide · CV 38.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
Transport score100 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Article 4 Direction for Small HMOs
≈0.0% within 100 m vs 10% policy · 2 pending HMO applications nearby
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
Suffolk New College
16 plus · Further education · IP4 1LT
Not rated
Learning Support, Southern Area Education Office
Not applicable · Miscellaneous · IP4 1LJ
Not rated
Redstone Hall School
Not applicable · Other independent special school · IP4 1JW
Not rated
University of Suffolk
Not applicable · Higher education institutions · IP4 1QJ
Not rated
Clifford Road Primary School & Nursery
Primary · Community school · IP4 1PJ
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£1,738/yr kept
Annual gross rent£9,612
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£1,738
Exit costs
-£6,059 after CGT
Projected sale price (5y · 2%/yr growth)£88,326
Capital gain (pre-CGT)£8,326
Sale costs (~2.5%)£2,208
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-£6,059
Rates as of Oct 2024
Acquisition costs
£34,617cash needed
Purchase price£80,000
Deposit (25%)£20,000
Stamp duty+5% additional-property surcharge£4,000
Refurb£6,417
Legal + survey£2,000
Mortgage fees£2,200
Total cash neededdeposit + costs (loan covers the rest)£34,617
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Hamilton Smith are delighted to offer this well-presented 7th floor, one-bedroom apartment, ideally situated in the heart of the town centre and convenient access to the train station and benefiting from OFF ROAD PARKING. Beautifully presented throughout, the property features a contemporary open-plan living, kitchen, and dining area, creating a bright and welcoming space. A generous double bedroom, a spacious entrance hallway, and a stylish bathroom fitted with a bath and s…
Priced below market -49% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.02% Return before costs — above-market
Price
£80K
49% below sold comps
Return before costs
12.02%
est rent £801/mo123 comps within 500 mRange £724–£886/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
—
Energy rating
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: £724–£886/mo · n=123
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
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 (£)
Per-property refurb estimate from the element rate-card model (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £60,000 loan + £1,000 booking fee
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 38.1%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£780
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,059
Acquisition costs
£35K
25% deposit£20,000
Stamp duty£4,000
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£2,200
Cash needed£34,617
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Pro analysis — outcome range, stress tests & portfolio impact
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Description& agent copyRightmove
Hamilton Smith are delighted to offer this well-presented 7th floor, one-bedroom apartment, ideally situated in the heart of the town centre and convenient access to the train station and benefiting from OFF ROAD PARKING. Beautifully presented throughout, the property features a contemporary open-plan living, kitchen, and dining area, creating a bright and welcoming space. A generous double bedroom, a spacious entrance hallway, and a stylish bathroom fitted with a bath and s…