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Year 5 disposal
⊞ View all 25
6/ 100
Weak
5.59% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£404/mo — significantly negative — real recurring drain
- -2.6% 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
−£404/mo
You top up £404/mo
Price vs market
Above comparable sales
+132% vs 12 sold
Return · IRR
-2.6%/yr
Loses money over 5 years
Cash to get in
£255K
Deposit + fees + refurb
Price £650KReturn before costs on price 5.59%5-yr return on cash -3%Rent est. £3,026 (£2,521–£3,632)
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: £2,521–£3,632/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £162,500
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 (£18,100–£33,786 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £487,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£404
after mortgage, operating costs & tax
Rent in£3,026/mo gross
£2,910/mo collected · £116/mo lost to voids
Where it goes
£2,641Mortgage£673Costs
Outgoings exceed rent — you top up £404/mo
Mortgage£2,641
Costs£673
Management£303
Maintenance£67
Insurance£40
CapEx reserve£151
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£404
Returns
Return before costs on price5.59%
Cash return on cash-1.90%
Gross margin£2,236
Cash needed£255,283
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.10
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 | £36,312 | £8,080 | £31,688 | £0 | £0 | -£3,456 | -£3,456 |
| Year 2 | £37,401 | £8,323 | £31,688 | £0 | £0 | -£2,609 | -£6,065 |
| Year 3 | £38,523 | £8,572 | £31,688 | £0 | £0 | -£1,736 | -£7,801 |
| Year 4 | £39,679 | £8,830 | £31,688 | £0 | £0 | -£838 | -£8,639 |
| Year 5 | £40,869 | £9,094 | £31,688 | £0 | £17 | £71 | -£8,569 |
Disposal gain (gross)-£32,322
CGT£0
Net Disposal proceeds£699,711
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
Conversion approvability
Per-property planning assessment
Likely approvable94% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 94% (349 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
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 cohortBA1 4NF · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Bath · 5.7 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 · 2-bath · 1354 sqft
£35k–£68k
£ per sqft
building cost only
£26–£50
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£9,478–£17,602
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,894–£28,434
Guide rates · UK May 2026
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 history87d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£400,000 in 2024 → £650,000 asking
+62.5%in 2y
- 2024£400,000—
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 — -£404/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 | 5.59% | -£404 | £255,283 | -3.4% | Low | Feasible |
| Housing-benefit rent | 3.58% | -£1,407 | £255,283 | -27.6% | Med | Feasible |
| Council lease | 3.58% | -£1,009 | £255,283 | -21.3% | Low | Feasible |
| Refurb & refinance | 5.59% | -£404 | £297,436 | -2.9% | Med | Feasible |
| Short-stay let / Airbnb | 7.98% | -£458 | £255,283 | -7.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£211 | £741,686 | 5% | Med | Feasible |
| Rent by the room | 5.72% | -£2,537 | £289,283 | -47.1% | — | Feasible |
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- Scheme type:
- leasing
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Local lettings demandby strategyLive area data
Short-stay let70% occupancy
£204/night ADR
Based on 35 short-let comps nearby
Rent by the room conversion upside
-£1,240/mo cash flow vs Rent it out if converted to Rent by the room
4.43% Return before costs on price converted vs 5.59% as-is
Room mix (4 lettable rooms)
2× Double @ £794/mo1× Single @ £620/mo1× En-suite @ £890/mo
≈ £3,098/mo gross room income
As-is Rent it out
Monthly profit-£286
Return before costs on price5.59%
Cash needed£174,398
If converted to Rent by the room
Monthly profit-£1,526
Return before costs on price4.43%
Cash needed£190,398
Δ vs Rent it out Monthly profit-£1,240
Show conversion detail
Conversion cost estimate
£31,200
Range: £24,000 – £40,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 94% 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 94% (349 decisions)
≈0.0% within 100 m vs 10% policy
£75,246–£142,926full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£5,416–£10,832
- Replumb£4,062–£9,478
- Windows£13,540–£25,726
- Paint + decor£12,186–£21,664
- Flooring£17,602–£32,496
Based on 1228 HMO comps within 1.9 km
Comparables
sold within 0.5 miWide · CV 31.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (Bath and North East Somerset)
≈0.0% within 100 m vs 10% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodWeston All Saints CofE Primary SchoolPrimary · Academy converter · BA1 4JR
- Not ratedSt Mary's Catholic Primary SchoolPrimary · Academy converter · BA1 4EH
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£36,312
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,852
Exit costs
Projected sale price (5y · 2%/yr growth)£717,653
Capital gain (pre-CGT)£67,653
Sale costs (~2.5%)£17,941
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-£8,569
Rates as of Oct 2024
Acquisition costs
£255,283cash neededPurchase price£650,000
Deposit (25%)£162,500
Stamp duty+5% additional-property surcharge£55,000
Refurb£24,133
Legal + survey£2,900
Mortgage fees£10,750
Total cash neededdeposit + costs (loan covers the rest)£255,283
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This pristine four-bedroom house lies in a leafy neighbourhood in north Bath, Somerset. A substantial renovation with the garage converted into a self-contained bedroom, the installation of a new roof, electrics, and central heating. Thoughtfully finished throughout, the living spaces span two well-composed levels defined by a pared-back colour palette and beautiful bespoke joinery. A mature garden unfolds at the rear, enhancing the connection to the landscape. Transport link…
Floor plans
Nearby active comparables2 rentals · 5 deals
Comparable rentals
BA1 · same beds + typeMedian nearby: £3,100/mo · 1 of 2 already let+£74 vs our est
- Marlborough Street Bath BA1Let4b£3,100/moMay 2026
- Marlborough Street Bath BA14b£3,100/moMay 2026
Listing metarightmove · The Modern House
About this listing
87 days · RightmovePrice history
5-year price trend
Monthly profit
−£404
Cash needed
£255K
Return after costs
-1.90%
IRR
-2.61%
Listed 87d ago
Leighton Road, Bath, Somerset
semi-detached · 4 bed · 2 bath · 1,354 sqft
£650,000
est £3,026 · 5.59% gross
1 / 25
6/100
Marginal
5.59% — verify the rent + comps locally.
5.59% Return before costs — around the area average for this property type.
Monthly profit −£404/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£650K
132% above sold comps
Return before costs
5.59%
est rent £3,026/monot enough comparablesRange £2,521–£3,632/mo (Q1–Q3)
Bedrooms
4
2 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: £2,521–£3,632/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £162,500
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 (£18,100–£33,786 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £487,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£404
after mortgage, operating costs & tax
Rent in£3,026/mo gross
£2,910/mo collected · £116/mo lost to voids
Where it goes
£2,641Mortgage£673Costs
Outgoings exceed rent — you top up £404/mo
Mortgage£2,641
Costs£673
Management£303
Maintenance£67
Insurance£40
CapEx reserve£151
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£404
Returns
Return before costs on price5.59%
Cash return on cash-1.90%
Gross margin£2,236
Cash needed£255,283
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.10
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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 | £36,312 | £8,080 | £31,688 | £0 | £0 | -£3,456 | -£3,456 |
| Year 2 | £37,401 | £8,323 | £31,688 | £0 | £0 | -£2,609 | -£6,065 |
| Year 3 | £38,523 | £8,572 | £31,688 | £0 | £0 | -£1,736 | -£7,801 |
| Year 4 | £39,679 | £8,830 | £31,688 | £0 | £0 | -£838 | -£8,639 |
| Year 5 | £40,869 | £9,094 | £31,688 | £0 | £17 | £71 | -£8,569 |
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 miWide · CV 31.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£6,338
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£8,569
Acquisition costs
25% deposit£162,500
Stamp duty£55,000
Refurb£24,133
Legal + survey£2,900
Mortgage + broker£10,750
Cash needed£255,283
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 pristine four-bedroom house lies in a leafy neighbourhood in north Bath, Somerset. A substantial renovation with the garage converted into a self-contained bedroom, the installation of a new roof, electrics, and central heating. Thoughtfully finished throughout, the living spaces span two well-composed levels defined by a pared-back colour palette and beautiful bespoke joinery. A mature garden unfolds at the rear, enhancing the connection to the landscape. Transport link…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice