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Year 5 disposal
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82/ 100
Strong
8.49% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£235/mo from completion — the no.1 reason to invest
- 7.68% return before costs — above-market
- 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
+£235/mo
Pays you every month, net of costs
Price vs market
Above comparable sales
+6% vs 12 sold
Return · IRR
1.4%/yr
Modest annualised return
Cash to get in
£178K
Deposit + fees + refurb
Price £435KReturn before costs on price · Rent by the room 8.49%5-yr return on cash 15%Rent est. £2,783 (£2,478–£3,126)
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: £2,478–£3,126/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £108,750
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 (£19,243–£35,920 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £326,250 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£235
after mortgage, operating costs & tax
Rent in£2,783/mo gross
£2,676/mo collected · £107/mo lost to voids
Where it goes
£1,767Mortgage£618Costs
£235/mo left as profit · 9% of rent kept
Mortgage£1,767
Costs£618
Management£278
Maintenance£50
Insurance£40
CapEx reserve£139
Voids + council tax£6
Ltd co. accounts£104
Tax£55
Profit+£235
Returns
Return before costs on price7.68%
Cash return on cash1.59%
Gross margin£2,058
Cash needed£177,582
Monthly profit payback62y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.51
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 | £33,396 | £7,416 | £21,206 | £0 | £907 | £3,866 | £3,866 |
| Year 2 | £34,398 | £7,639 | £21,206 | £0 | £1,055 | £4,498 | £8,364 |
| Year 3 | £35,430 | £7,868 | £21,206 | £0 | £1,208 | £5,148 | £13,512 |
| Year 4 | £36,493 | £8,104 | £21,206 | £0 | £1,365 | £5,817 | £19,329 |
| Year 5 | £37,587 | £8,347 | £21,206 | £0 | £1,526 | £6,508 | £25,837 |
Disposal gain (gross)-£28,039
CGT£0
Net Disposal proceeds£468,268
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 7PA · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Bath · 3.6 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 · 1-bath · 1450 sqft
£33k–£65k
£ per sqft
building cost only
£23–£45
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£10,150–£18,850
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£15,950–£30,450
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 history84d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£893/mo · £342/mo ahead of Short-stay let / Airbnb (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 | 7.68% | +£235 | £177,582 | 14.5% | Low | Feasible |
| Housing-benefit rent | 5.35% | -£513 | £177,582 | -9.4% | Med | Feasible |
| Council lease | 5.35% | -£118 | £177,582 | -0.7% | Low | Feasible |
| Refurb & refinance | 7.68% | +£235 | £209,595 | 12.3% | Med | Feasible |
| Short-stay let / Airbnb | 12.76% | +£551 | £177,582 | 23.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £506,570 | 3% | Med | Feasible |
| ⭐ Rent by the room | 5.81% * | +£893 | £167,275 | — | — | 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.
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 let85% occupancy
£179/night ADR
Based on 42 short-let comps nearby
Rent by the room conversion upside
-£975/mo cash flow vs Rent it out if converted to Rent by the room
6.62% Return before costs on price converted vs 7.68% as-is
£435k → 6-bed HMO @ ~£721/room: £4,147 pcm gross, ~£2,388 pcm net (5.8% net on £494k all-in incl. ~£23k works); needs +1 bathroom; GDV ~£370k → refinance releases ~£-49k (~£216k left in)
medium confidence
Unlocks ~£18,462/yr extra rent
4 → 6 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 7 habitable rooms (4 beds + 3 reception(s)) in 136 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms (1 double, 1 single); sized to Bath and North East Somerset adopted standard (6.51/10.22 m²; The Bath and North East Somerset Council standards for licensed HMOs under Part 2 of the Housing Act 2004 (25 September 2019)); adds ~£1,538/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 6 bed HMO+1 double, +1 single5.81% net on cost6.41% cash-on-cashuplift 7.68% → 6.59%
💷 Refinance could release ~-£48,915
HMO licence+1 bathroom needed
Sized to Bath and North East Somerset'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 (4 lettable rooms)
2× Double @ £796/mo1× Single @ £633/mo1× En-suite @ £853/mo
≈ £3,077/mo gross room income
As-is Rent it out
Monthly profit+£289
Return before costs on price7.68%
Cash needed£120,648
If converted to Rent by the room
Monthly profit-£687
Return before costs on price6.62%
Cash needed£136,648
Δ vs Rent it out Monthly profit-£975
+2 rooms (6 total)
Monthly profit+£742
Return before costs on price12.73%
Cash needed£156,648
Extra rent+£1,539/mo
Show conversion detail
Conversion cost estimate
£36,000
Range: £28,800 – £45,600
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
£72,540–£138,205full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- Rewire£5,800–£11,600
- Replumb£4,350–£10,150
- Windows£14,500–£27,550
- Paint + decor£13,050–£23,200
- Flooring£18,850–£34,800
Based on 354 HMO comps within 4.8 km
Comparables
sold within 0.5 miWide · CV 42.7%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
- GoodBatheaston Church SchoolPrimary · Academy converter · BA1 7EP
- Not ratedBathford Church SchoolPrimary · Academy converter · BA1 7UB
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£33,396
Section 24 credit£0
Annual tax due£907
Post-tax Monthly profit annual£2,582
Exit costs
Projected sale price (5y · 2%/yr growth)£480,275
Capital gain (pre-CGT)£45,275
Sale costs (~2.5%)£12,007
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£25,837
Rates as of Oct 2024
Acquisition costs
£177,582cash neededPurchase price£435,000
Deposit (25%)£108,750
Stamp duty+5% additional-property surcharge£33,500
Refurb£25,657
Legal + survey£2,150
Mortgage fees£7,525
Total cash neededdeposit + costs (loan covers the rest)£177,582
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
The Property This spacious four bedroom home is set across three well planned floors and offers over 1,450 sq ft of flexible living space in a popular Bath location. The ground floor features a generous living room to the front, with a separate dining area leading into a bright kitchen at the rear, creating a practical layout for both everyday life and entertaining.
Upstairs, the first floor provides three well proportioned bedrooms, a family bathroom and a separate office,…
Floor plans
Nearby active comparables5 deals
Comparable rentals
BA1 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Purplebricks
About this listing
84 days · RightmovePrice history
5-year price trend
Monthly profit
+£235
Cash needed
£178K
Return after costs
1.59%
IRR
1.44%
Listed 84d ago
Catherine Way, Bath, BA1
terraced · 4 bed · 1 bath · 1,450 sqft
£435,000
est £2,783 · 7.68% gross
1 / 23
82/100
Strong
8.49% Rent by the room strategy — market rent unverified, verify locally.
Monthly profit +£235/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.68% Return before costs — above-market
Price
£435K
6% above sold comps
Return before costs (best)
8.49%
Rent by the room
Bedrooms
4
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: £2,478–£3,126/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £108,750
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 (£19,243–£35,920 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £326,250 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£235
after mortgage, operating costs & tax
Rent in£2,783/mo gross
£2,676/mo collected · £107/mo lost to voids
Where it goes
£1,767Mortgage£618Costs
£235/mo left as profit · 9% of rent kept
Mortgage£1,767
Costs£618
Management£278
Maintenance£50
Insurance£40
CapEx reserve£139
Voids + council tax£6
Ltd co. accounts£104
Tax£55
Profit+£235
Returns
Return before costs on price7.68%
Cash return on cash1.59%
Gross margin£2,058
Cash needed£177,582
Monthly profit payback62y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.51
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
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 | £33,396 | £7,416 | £21,206 | £0 | £907 | £3,866 | £3,866 |
| Year 2 | £34,398 | £7,639 | £21,206 | £0 | £1,055 | £4,498 | £8,364 |
| Year 3 | £35,430 | £7,868 | £21,206 | £0 | £1,208 | £5,148 | £13,512 |
| Year 4 | £36,493 | £8,104 | £21,206 | £0 | £1,365 | £5,817 | £19,329 |
| Year 5 | £37,587 | £8,347 | £21,206 | £0 | £1,526 | £6,508 | £25,837 |
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 42.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,241
Annual rental tax£663
CGT yr 5£0 · company level
5y net total£25,837
Acquisition costs
25% deposit£108,750
Stamp duty£33,500
Refurb£25,657
Legal + survey£2,150
Mortgage + broker£7,525
Cash needed£177,582
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 Property This spacious four bedroom home is set across three well planned floors and offers over 1,450 sq ft of flexible living space in a popular Bath location. The ground floor features a generous living room to the front, with a separate dining area leading into a bright kitchen at the rear, creating a practical layout for both everyday life and entertaining.
Upstairs, the first floor provides three well proportioned bedrooms, a family bathroom and a separate office,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice