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Year 5 disposal
⊞ View all 5
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£965/mo — heavily negative — needs monthly capital injection
- 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
−£965/mo
You top up £965/mo
Price
£146K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
£51K
Deposit + fees + refurb
5-yr return on cash -117%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £36,563
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £109,687.5 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
-£965
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£594Mortgage£371Costs
Outgoings exceed rent — you top up £965/mo
Mortgage£594
Costs£371
Maintenance£67
Insurance£20
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£965
Returns
Return before costs on price0.00%
Cash return on cash-22.78%
Gross margin-£371
Cash needed£50,845
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £4,453 | £7,130 | £0 | £0 | -£11,582 | -£11,582 |
| Year 2 | £0 | £4,586 | £7,130 | £0 | £0 | -£11,716 | -£23,298 |
| Year 3 | £0 | £4,724 | £7,130 | £0 | £0 | -£11,853 | -£35,151 |
| Year 4 | £0 | £4,865 | £7,130 | £0 | £0 | -£11,995 | -£47,146 |
| Year 5 | £0 | £5,011 | £7,130 | £0 | £0 | -£12,141 | -£59,287 |
Disposal gain (gross)£97
CGT£18
Net Disposal proceeds£157,417
What we verified
What we verified
32073 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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 cohortNN2 8RT · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Oxford Brookes · 61.4 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 history84d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£220,000 in 2008 → £146,250 asking
-33.5%in 18y
- 2008£220,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent by the room wins — -£136/mo · £824/mo ahead of Council lease (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 | 0.00% | -£965 | £50,845 | -116.6% | Low | Feasible |
| Housing-benefit rent | 0.00% | -£970 | £50,845 | -117.2% | Med | Feasible |
| Council lease | 0.00% | -£960 | £50,845 | -116.0% | Low | Feasible |
| Refurb & refinance | 0.00% | -£965 | £58,697 | -101.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £157,878 | 9% | Med | Feasible |
| ⭐ Rent by the room | 14.65% | -£136 | £50,845 | 3.7% | — | Feasible |
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
+£1,132/mo cash flow vs Rent it out if converted to Rent by the room
19.69% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£774
Return before costs on price0.00%
Cash needed£48,461
If converted to Rent by the room
Monthly profit+£358
Return before costs on price19.69%
Cash needed£64,461
Δ vs Rent it out Monthly profit+£1,132
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£46,686–£87,750full refurb + room split
⚠️ Capped at 60% of £146,250 asking (£87,750). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,234–£16,467
- 1 × bathroom£5,432–£9,959
- Rewire£3,774–£6,604
- Replumb£2,830–£5,661
- Windows£9,434–£16,982
- Paint + decor£6,604–£12,265
- Flooring£10,378–£19,812
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
- GoodBuckton Fields Primary SchoolPrimary · Free schools · NN2 8ES
- Not ratedWhitehills Nursery SchoolNursery · Local authority nursery school · NN2 8DF
- Not ratedBoughton Primary SchoolPrimary · Academy converter · NN2 8RG
- Not ratedSunnyside Primary AcademyPrimary · Academy sponsor led · NN2 8QS
- Not ratedWhitehills Primary SchoolPrimary · Community school · NN2 8DF
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£11,582
Exit costs
Projected sale price (5y · 2%/yr growth)£161,472
Capital gain (pre-CGT)£15,222
Sale costs (~2.5%)£4,037
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-£59,287
Rates as of Oct 2024
Acquisition costs
£50,845cash neededPurchase price£146,250
Deposit (25%)£36,563
Stamp duty+5% additional-property surcharge£7,738
Refurb£1,350
Legal + survey£2,000
Mortgage fees£3,194
Total cash neededdeposit + costs (loan covers the rest)£50,845
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
THE BEECH - A fantastic opportunity to buy a brand new three-bedroom semi-detached house on the very popular Buckton Fields Development near Kingsthorpe. Available on the shared ownership scheme. The price shown is for a 45% share.
Shares available from 10% to 75%.
THESE HOMES ARE ESTIMATED TO BE BUILD COMPLETE IN LATE OCTOBER 2026
In brief the accommodation comprises of a hallway giving access to the kitchen, the cloakroom, a storage cupboard and separate living room (wi…
Floor plans
Listing metarightmove · The Shared Ownership Shop
About this listing
84 days · RightmovePrice history
5-year price trend
Monthly profit
−£965
Cash needed
£51K
Return after costs
-22.78%
IRR
—
Listed 84d ago
Plots 273 and 274, Panther Close, Buckton Fields, Northampton, Northampton, Northamptonshire, NN2 8RT
semi-detached · 3 bed · 1 bath
£146,250
1 / 5
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£965/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£146K
Return before costs
—
rent unknown
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Shared ownership
Restricted resale; staircasing required
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £36,563
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £109,687.5 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
-£965
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£594Mortgage£371Costs
Outgoings exceed rent — you top up £965/mo
Mortgage£594
Costs£371
Maintenance£67
Insurance£20
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£965
Returns
Return before costs on price0.00%
Cash return on cash-22.78%
Gross margin-£371
Cash needed£50,845
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £4,453 | £7,130 | £0 | £0 | -£11,582 | -£11,582 |
| Year 2 | £0 | £4,586 | £7,130 | £0 | £0 | -£11,716 | -£23,298 |
| Year 3 | £0 | £4,724 | £7,130 | £0 | £0 | -£11,853 | -£35,151 |
| Year 4 | £0 | £4,865 | £7,130 | £0 | £0 | -£11,995 | -£47,146 |
| Year 5 | £0 | £5,011 | £7,130 | £0 | £0 | -£12,141 | -£59,287 |
Rent by the room upside
What we verified
4107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeLeasehold
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£1,426
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£59,287
Acquisition costs
25% deposit£36,563
Stamp duty£7,738
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£3,194
Cash needed£50,845
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
THE BEECH - A fantastic opportunity to buy a brand new three-bedroom semi-detached house on the very popular Buckton Fields Development near Kingsthorpe. Available on the shared ownership scheme. The price shown is for a 45% share.
Shares available from 10% to 75%.
THESE HOMES ARE ESTIMATED TO BE BUILD COMPLETE IN LATE OCTOBER 2026
In brief the accommodation comprises of a hallway giving access to the kitchen, the cloakroom, a storage cupboard and separate living room (wi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice