-0.4% 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
−£48/mo
You top up £48/mo
Price
£250K
No local sold comps to compare
Return · IRR
-0.4%/yr
Loses money over 5 years
Cash to get in
£98K
Deposit + fees + refurb
Return before costson price · Rent by the room8.59%5-yr return on cash 3%Rent est. £1,425 (£1,374–£1,478)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,374–£1,478/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£9,871–£18,425 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £187,500 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Cladding safety certificateNot stated on the listingHeritageNot 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.
Total cash neededdeposit + costs (loan covers the rest)£97,561
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
The accommodation comprises an entrance hall with stairs leading to the first floor and access to the lounge. The spacious lounge benefits from a double-glazed window to the front aspect and French doors opening onto the rear garden. The kitchen/breakfast room is fitted with a range of wall and base units, a sink with drainer, and provides space for a cooker and fridge-freezer. It also features a window overlooking the rear garden, a rear access door, and an additional door t…
6.84% Return before costs — around the area average for this property type.
Monthly profit −£48/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£250K
Return before costs (best)
8.59%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,374–£1,478/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£9,871–£18,425 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £187,500 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Housing-benefit (LHA) scheme detailBRMA Bedford · cap £997/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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
£17,100
£4,831
£12,188
£0
£15
£67
£67
Year 2
£17,613
£4,976
£12,188
£0
£85
£365
£431
Year 3
£18,141
£5,125
£12,188
£0
£157
£672
£1,103
Year 4
£18,686
£5,279
£12,188
£0
£232
£987
£2,090
Year 5
£19,246
£5,437
£12,188
£0
£308
£1,313
£3,403
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
Conversion£30,000
If converted
Gross / mo£1,789
Gross Rent by the room yield8.59%
What we verified
12 total
5007
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,438
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£3,403
Acquisition costs
£98K
25% deposit£62,500
Stamp duty£15,000
Refurb£13,161
Legal + survey£2,150
Mortgage + broker£4,750
Cash needed£97,561
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
The accommodation comprises an entrance hall with stairs leading to the first floor and access to the lounge. The spacious lounge benefits from a double-glazed window to the front aspect and French doors opening onto the rear garden. The kitchen/breakfast room is fitted with a range of wall and base units, a sink with drainer, and provides space for a cooker and fridge-freezer. It also features a window overlooking the rear garden, a rear access door, and an additional door t…