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Year 5 disposal
84/ 100
Strong
Strong investment fundamentals.
Why it works
- 7.90% return before costs — above-market
- 11.9% Rent by the room return before costs (net 6.20% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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
+£13/mo
Barely breaks even each month
Price
£150K
No local sold comps to compare
Return · IRR
0.9%/yr
Modest annualised return
Cash to get in
£121K
Deposit + fees + refurb
Return before costs on price · Rent by the room 11.95%5-yr return on cash 4%Rent est. £987 (£882–£1,104)
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
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: £882–£1,104/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£53,130–£99,176 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£13
after mortgage, operating costs & tax
Rent in£987/mo gross
£949/mo collected · £38/mo lost to voids
Where it goes
£586Mortgage£347Costs
£13/mo left as profit · 1% of rent kept
Mortgage£586
Costs£347
Management£99
Maintenance£67
Insurance£20
CapEx reserve£49
Voids + council tax£7
Ltd co. accounts£104
Tax£3
Profit+£13
Returns
Return before costs on price7.90%
Cash return on cash0.13%
Gross margin£603
Cash needed£121,290
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.56
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 | £11,844 | £4,158 | £7,031 | £0 | £124 | £531 | £531 |
| Year 2 | £12,199 | £4,283 | £7,031 | £0 | £168 | £717 | £1,248 |
| Year 3 | £12,565 | £4,411 | £7,031 | £0 | £213 | £910 | £2,158 |
| Year 4 | £12,942 | £4,544 | £7,031 | £0 | £260 | £1,107 | £3,265 |
| Year 5 | £13,331 | £4,680 | £7,031 | £0 | £308 | £1,311 | £4,576 |
Disposal gain (gross)-£69,068
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
40074 ok · 0 caution · 0 fail · 7 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
Area
Flood riskNo location
Crime riskNo location
SchoolsNo postcode
Investor
Tenant profileUnknown
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
3-bed · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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
Price & sale history93d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£207/mo · £194/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.90% | +£13 | £121,290 | 3.8% | Low | Feasible |
| Housing-benefit rent | 7.58% | -£79 | £121,290 | 1.2% | Med | Feasible |
| Council lease | 0.00% | -£777 | £121,290 | -39.0% | Low | Feasible |
| Refurb & refinance | 7.90% | +£13 | £157,126 | 2.9% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 13.78% | +£207 | £121,290 | 12.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£191 | £258,876 | -30% | Med | Feasible |
| Rent by the room | 11.95% | -£726 | £86,450 | -42.5% | — | Feasible |
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
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 let34% occupancy
£166/night ADR
Based on 7 short-let comps nearby
Rent by the room conversion upside
+£336/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 7.90% as-is
£150k → 4-bed HMO @ ~£466/room: £1,842 pcm gross, ~£1,052 pcm net (7.4% net on £170k all-in incl. ~£10k works)
medium confidence
Unlocks ~£5,976/yr extra rent
3 → 4 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 5 habitable rooms (3 beds + 2 reception(s)); convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Swansea adopted standard (6.5/10.2 m²; Swansea HMO Licensing Policy 2020 App.A Amenity Standards); adds ~£498/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Rent Smart Wales registration required; check council additional-licensing scheme; Wales: planning permission required for HMO change of use (no C3→C4 permitted development)
🔒 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 single
Wales: planning required for HMO use
Sized to Swansea'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)
2× Double @ £513/mo1× Single @ £468/mo
≈ £1,494/mo gross room income
As-is Rent it out
Monthly profit+£10
Return before costs on price7.90%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£336
+1 room (4 total)
Monthly profit+£107
Return before costs on price15.94%
Cash needed£75,398
Extra rent+£498/mo
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,006–£90,000full refurb + room split
⚠️ Capped at 60% of £150,000 asking (£90,000). Raw model: £54,690–£102,530. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,584–£15,168
- 2 × bathroom£10,007–£18,346
- Rewire£3,476–£6,083
- Replumb£2,607–£5,214
- Windows£8,690–£15,642
- Paint + decor£6,083–£11,297
- Flooring£9,559–£18,249
Based on 15 HMO comps within 4.3 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score10 / 100
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedGorseinon PrimaryNot applicable · Welsh establishment · SA4 4BN
- Not ratedPengelli Primary SchoolNot applicable · Welsh establishment · SA4 4GY
- Not ratedPenyrheol Comprehensive SchoolNot applicable · Welsh establishment · SA4 4FG
- Not ratedPenyrheol Primary SchoolNot applicable · Welsh establishment · SA4 4LY
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£11,844
Section 24 credit£0
Annual tax due£124
Post-tax Monthly profit annual£75
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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£4,576
Rates as of Oct 2024
Acquisition costs
£121,290cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£70,840
Legal + survey£1,700
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£121,290
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A traditional bay-fronted three bedroom semi-detached home in need of full renovation, offering excellent potential to create a long-term home.
The accommodation is set over two floors with an entrance porch, hallway, living room, sitting/dining room, kitchen & shower room on the ground floor; and three bedrooms & a four-piece bathroom to the first floor.
Externally the property benefits from a large flat garden, detached garage and driveway.
Accommodation
Ground Floor
P…
Listing metarightmove · Annie Rees Estates, Powered by eXp UK
About this listing
93 days · RightmovePrice history
No price history available.
Monthly profit
+£13
Cash needed
£121K
Return after costs
0.13%
IRR
0.87%
Listed 93d ago
3 bedroom semi-detached house for sale
semi-detached · 3 bed · 2 bath
£150,000
est £987 · 7.90% gross
84/100
Strong
Real 11.95% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.90% Return before costs — above-market
11.9% Rent by the room Return before costs — conversion play
Price
£150K
Return before costs (best)
11.95%
Rent by the room
Bedrooms
3
2 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
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: £882–£1,104/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£53,130–£99,176 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£13
after mortgage, operating costs & tax
Rent in£987/mo gross
£949/mo collected · £38/mo lost to voids
Where it goes
£586Mortgage£347Costs
£13/mo left as profit · 1% of rent kept
Mortgage£586
Costs£347
Management£99
Maintenance£67
Insurance£20
CapEx reserve£49
Voids + council tax£7
Ltd co. accounts£104
Tax£3
Profit+£13
Returns
Return before costs on price7.90%
Cash return on cash0.13%
Gross margin£603
Cash needed£121,290
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.56
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
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 | £11,844 | £4,158 | £7,031 | £0 | £124 | £531 | £531 |
| Year 2 | £12,199 | £4,283 | £7,031 | £0 | £168 | £717 | £1,248 |
| Year 3 | £12,565 | £4,411 | £7,031 | £0 | £213 | £910 | £2,158 |
| Year 4 | £12,942 | £4,544 | £7,031 | £0 | £260 | £1,107 | £3,265 |
| Year 5 | £13,331 | £4,680 | £7,031 | £0 | £308 | £1,311 | £4,576 |
Rent by the room upside
What we verified
4005
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 · monthlyNo location
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyNo location
Investor profile▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,406
Annual rental tax£38
CGT yr 5£0 · company level
5y net total£4,576
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£70,840
Legal + survey£1,700
Mortgage + broker£3,250
Cash needed£121,290
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
A traditional bay-fronted three bedroom semi-detached home in need of full renovation, offering excellent potential to create a long-term home.
The accommodation is set over two floors with an entrance porch, hallway, living room, sitting/dining room, kitchen & shower room on the ground floor; and three bedrooms & a four-piece bathroom to the first floor.
Externally the property benefits from a large flat garden, detached garage and driveway.
Accommodation
Ground Floor
P…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice