Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 22
84/ 100
Strong
Strong investment fundamentals.
Why it works
- 9.13% return before costs — above-market
- 10.1% Rent by the room return before costs (net 5.38% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
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
+£193/mo
Barely breaks even each month
Price
£210K
No local sold comps to compare
Return · IRR
3.2%/yr
Modest annualised return
Cash to get in
£86K
Deposit + fees + refurb
Return before costs on price · Rent by the room 10.06%5-yr return on cash 21%Rent est. £1,597 (£1,549–£1,646)
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: £1,549–£1,646/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £157,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£193
after mortgage, operating costs & tax
Rent in£1,597/mo gross
£1,536/mo collected · £61/mo lost to voids
Where it goes
£853Mortgage£444Costs
£193/mo left as profit · 13% of rent kept
Mortgage£853
Costs£444
Management£160
Maintenance£67
Insurance£28
CapEx reserve£80
Voids + council tax£6
Ltd co. accounts£104
Tax£45
Profit+£193
Returns
Return before costs on price9.13%
Cash return on cash2.70%
Gross margin£1,091
Cash needed£85,661
Monthly profit payback37y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.80
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 | £19,164 | £5,333 | £10,238 | £0 | £683 | £2,911 | £2,911 |
| Year 2 | £19,739 | £5,493 | £10,238 | £0 | £762 | £3,247 | £6,158 |
| Year 3 | £20,331 | £5,657 | £10,238 | £0 | £843 | £3,593 | £9,751 |
| Year 4 | £20,941 | £5,827 | £10,238 | £0 | £927 | £3,949 | £13,700 |
| Year 5 | £21,569 | £6,002 | £10,238 | £0 | £1,013 | £4,317 | £18,017 |
Disposal gain (gross)-£12,950
CGT£0
Net Disposal proceeds£226,061
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 cohortMK41 9QS · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Cambridge · 38.8 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 history95d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£526/mo · £333/mo ahead of Rent it out (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 9.13% | +£193 | £85,661 | 21.0% | Low | Feasible |
| Housing-benefit rent | 5.70% | -£313 | £85,661 | -13.9% | Med | Feasible |
| Council lease | 5.70% | -£205 | £85,661 | -11.5% | Low | Feasible |
| Refurb & refinance | 9.13% | +£193 | £102,205 | 17.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £245,055 | 3% | Med | Feasible |
| ⭐ Rent by the room | 6.38% * | +£526 | £77,407 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Housing-benefit (LHA) scheme detailBRMA Bedford · cap £997/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bedford
- LHA monthly cap:
- £997
- 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
-£65/mo cash flow vs Rent it out if converted to Rent by the room
13.71% Return before costs on price converted vs 9.13% as-is
£210k → 4-bed HMO @ ~£561/room: £2,187 pcm gross, ~£1,248 pcm net (6.4% net on £235k all-in incl. ~£10k works)
medium confidence
Unlocks ~£7,044/yr extra rent
3 → 4 lettable rooms · ~6.6% gross at max
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 5 habitable rooms (3 beds + 2 reception(s)) in 79 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (1 double, 0 single); sized to Bedford adopted standard (6.51/10.22 m²; Bedford BC HMO licensing pages; HMO Good Practice Guide (April 2018)); kitchen 5.5 m² is below the ~7.0 m² standard for 4 occupants — extend/relocate kitchen within the works; adds ~£587/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Bedford runs borough-wide additional HMO licensing — a licence is likely required even below 5 occupants
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 double6.38% net on cost8.16% cash-on-cashuplift 6.6% → 6.61%
Sized to Bedford'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.
Room mix (3 lettable rooms)
3× Double @ £587/mo
≈ £1,761/mo gross room income
As-is Rent it out
Monthly profit+£221
Return before costs on price9.13%
Cash needed£64,398
If converted to Rent by the room
Monthly profit+£156
Return before costs on price13.71%
Cash needed£80,398
Δ vs Rent it out Monthly profit-£65
+1 room (4 total)
Monthly profit+£125
Return before costs on price13.42%
Cash needed£90,398
Extra rent+£587/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£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 95 HMO comps within 3.2 km
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
- GoodSt John Rigby Catholic Primary SchoolPrimary · Academy converter · MK41 9DQ
- GoodThe Hills AcademyPrimary · Academy converter · MK41 9AT
- GoodGoldington AcademySecondary · Academy converter · MK41 9BX
- Not ratedKWS SchoolNot applicable · Other independent school · MK41 9TJ
- Not ratedHazeldene SchoolPrimary · Foundation school · MK41 9AT
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£19,164
Section 24 credit£0
Annual tax due£683
Post-tax Monthly profit annual£2,174
Exit costs
Projected sale price (5y · 2%/yr growth)£231,857
Capital gain (pre-CGT)£21,857
Sale costs (~2.5%)£5,796
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£18,017
Rates as of Oct 2024
Acquisition costs
£85,661cash neededPurchase price£210,000
Deposit (25%)£52,500
Stamp duty+5% additional-property surcharge£12,200
Refurb£15,111
Legal + survey£1,700
Mortgage fees£4,150
Total cash neededdeposit + costs (loan covers the rest)£85,661
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Offering an excellent opportunity to refurbish, this mature bay-fronted semi-detached house stands within a large plot with generous-size gardens and is well located within close proximity of both Goldington and Castle Road, for sale by Public Auction on Wednesday 5th August 2026.
This mid-twentieth century house is nicely set back from a residential side road with a generous front garden and a driveway that leads to a brick-and-timber-built double-length garage which has an…
Floor plans
Nearby active comparables5 deals
Comparable rentals
MK41 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Robinson & Hall Auctions
About this listing
95 days · RightmovePrice history
5-year price trend
Monthly profit
+£193
Cash needed
£86K
Return after costs
2.70%
IRR
3.17%
Listed 95d ago
Risborough Road, Bedford
semi-detached · 3 bed · 1 bath
£210,000
est £1,597 · 9.13% gross
1 / 22
84/100
Strong
Real 10.06% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.13% Return before costs — above-market
10.1% Rent by the room Return before costs — conversion play
Price
£210K
Return before costs (best)
10.06%
Rent by the room
Bedrooms
3
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: £1,549–£1,646/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £157,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£193
after mortgage, operating costs & tax
Rent in£1,597/mo gross
£1,536/mo collected · £61/mo lost to voids
Where it goes
£853Mortgage£444Costs
£193/mo left as profit · 13% of rent kept
Mortgage£853
Costs£444
Management£160
Maintenance£67
Insurance£28
CapEx reserve£80
Voids + council tax£6
Ltd co. accounts£104
Tax£45
Profit+£193
Returns
Return before costs on price9.13%
Cash return on cash2.70%
Gross margin£1,091
Cash needed£85,661
Monthly profit payback37y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.80
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Bedford · cap £997/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bedford
- LHA monthly cap:
- £997
- 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 | £19,164 | £5,333 | £10,238 | £0 | £683 | £2,911 | £2,911 |
| Year 2 | £19,739 | £5,493 | £10,238 | £0 | £762 | £3,247 | £6,158 |
| Year 3 | £20,331 | £5,657 | £10,238 | £0 | £843 | £3,593 | £9,751 |
| Year 4 | £20,941 | £5,827 | £10,238 | £0 | £927 | £3,949 | £13,700 |
| Year 5 | £21,569 | £6,002 | £10,238 | £0 | £1,013 | £4,317 | £18,017 |
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£2,048
Annual rental tax£543
CGT yr 5£0 · company level
5y net total£18,017
Acquisition costs
25% deposit£52,500
Stamp duty£12,200
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£4,150
Cash needed£85,661
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
Offering an excellent opportunity to refurbish, this mature bay-fronted semi-detached house stands within a large plot with generous-size gardens and is well located within close proximity of both Goldington and Castle Road, for sale by Public Auction on Wednesday 5th August 2026.
This mid-twentieth century house is nicely set back from a residential side road with a generous front garden and a driveway that leads to a brick-and-timber-built double-length garage which has an…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice