Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 23
3/ 100
Weak
7.24% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£421/mo — significantly negative — real recurring drain
- -3.7% 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
−£421/mo
You top up £421/mo
Price
£400K
No local sold comps to compare
Return · IRR
-3.7%/yr
Loses money over 5 years
Cash to get in
£154K
Deposit + fees + refurb
Return before costs on price · Rent by the room 7.24%5-yr return on cash -11%Rent est. £1,753 (£1,658–£1,853)
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: £1,658–£1,853/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 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
-£421
after mortgage, operating costs & tax
Rent in£1,753/mo gross
£1,686/mo collected · £67/mo lost to voids
Where it goes
£1,625Mortgage£482Costs
Outgoings exceed rent — you top up £421/mo
Mortgage£1,625
Costs£482
Management£175
Maintenance£67
Insurance£40
CapEx reserve£88
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£421
Returns
Return before costs on price5.26%
Cash return on cash-3.28%
Gross margin£1,204
Cash needed£154,261
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.04
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 | £21,036 | £5,783 | £19,500 | £0 | £0 | -£4,247 | -£4,247 |
| Year 2 | £21,667 | £5,956 | £19,500 | £0 | £0 | -£3,789 | -£8,036 |
| Year 3 | £22,317 | £6,135 | £19,500 | £0 | £0 | -£3,318 | -£11,354 |
| Year 4 | £22,987 | £6,319 | £19,500 | £0 | £0 | -£2,833 | -£14,187 |
| Year 5 | £23,676 | £6,509 | £19,500 | £0 | £0 | -£2,333 | -£16,519 |
Disposal gain (gross)-£16,669
CGT£0
Net Disposal proceeds£430,592
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
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 cohortHP13 7RW · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Reading · 25.8 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 history81d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£310,000 in 2021 → £400,000 asking
+29.0%in 5y
- 2021£310,000-3.1% in 4y
- 2017£320,000+10.3% in 1y
- 2016£290,000—
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 — -£421/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 | 5.26% | -£421 | £154,261 | -10.7% | Low | Feasible |
| Housing-benefit rent | 4.34% | -£763 | £154,261 | -23.0% | Med | Feasible |
| Council lease | 0.00% | -£1,836 | £154,261 | -71.9% | Low | Feasible |
| Refurb & refinance | 5.26% | -£421 | £180,305 | -9.2% | Med | Feasible |
| Short-stay let / Airbnb | 7.08% | -£543 | £154,261 | -18.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£211 | £453,305 | 5% | Med | Feasible |
| Rent by the room | 7.24% | -£1,588 | £184,261 | -45.1% | — | Feasible |
Short-let (SA) context487 active short-lets nearby
Short-let market context
- 487 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Chilterns · cap £1,446/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Chilterns
- LHA monthly cap:
- £1,446
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 let68% occupancy
£114/night ADR
Based on 18 short-let comps nearby
Rent by the room conversion upside
-£207/mo cash flow vs Rent it out if converted to Rent by the room
7.20% Return before costs on price converted vs 5.26% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£9,648/yr extra rent
3 → 4 lettable rooms · ~5.2% 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 5 habitable rooms (3 beds + 2 reception(s)) in 80 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Buckinghamshire adopted standard (8/13 m²; Standards for Houses in Multiple Occupation, Buckinghamshire Council (web standards; PDF April 2020)); adds ~£804/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMOuplift 5.26% → 5.21%
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)
3× Double @ £804/mo
≈ £2,412/mo gross room income
As-is Rent it out
Monthly profit-£343
Return before costs on price5.26%
Cash needed£111,898
If converted to Rent by the room
Monthly profit-£550
Return before costs on price7.20%
Cash needed£127,898
Δ vs Rent it out Monthly profit-£207
+1 room (4 total)
Monthly profit+£33
Return before costs on price9.65%
Cash needed£137,898
Extra rent+£804/mo
Show conversion detail
Conversion cost estimate
£60,000
Range: £52,500 – £70,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£67,470–£119,955full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£5,775–£9,240
- Replumb£4,620–£8,085
- Windows£12,705–£21,945
- Paint + decor£11,550–£19,635
- Flooring£16,170–£28,875
Based on 252 HMO comps within 819 m
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
- GoodAsh Hill Primary SchoolPrimary · Community school · HP13 7HT
- Requires improvementHannah Ball AcademyPrimary · Academy sponsor led · HP13 7JS
- Not ratedBeechview AcademyPrimary · Academy sponsor led · HP13 7NT
- Not ratedHighworth Combined School and NurseryPrimary · Community school · HP13 7PH
- Not ratedKings Wood School and NurseryPrimary · Community school · HP13 7UN
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£21,036
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,056
Exit costs
Projected sale price (5y · 2%/yr growth)£441,632
Capital gain (pre-CGT)£41,632
Sale costs (~2.5%)£11,041
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-£16,519
Rates as of Oct 2024
Acquisition costs
£154,261cash neededPurchase price£400,000
Deposit (25%)£100,000
Stamp duty+5% additional-property surcharge£30,000
Refurb£15,111
Legal + survey£2,150
Mortgage fees£7,000
Total cash neededdeposit + costs (loan covers the rest)£154,261
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This well presented bay fronted semi-detached house offers an excellent opportunity to acquire a much improved family home in a popular location to the north-east of the town centre. The property features a welcoming entrance hall and convenient cloakroom, leading to a spacious lounge and a separate dining room, ideal for both relaxing and entertaining. The kitchen is thoughtfully laid out, providing ample storage and workspace. Upstairs, there are three bedrooms and a modern…
Floor plans
Listing metarightmove · The Wye Partnership
About this listing
81 days · RightmovePrice history
5-year price trend
Monthly profit
−£421
Cash needed
£154K
Return after costs
-3.28%
IRR
-3.67%
Listed 81d ago
Hillary Road, High Wycombe, HP13
semi-detached · 3 bed · 1 bath
£400,000
est £1,753 · 5.26% gross
1 / 23
3/100
Marginal
7.24% Rent by the room strategy — market rent unverified, verify locally.
5.26% Return before costs — around the area average for this property type.
Monthly profit −£421/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£400K
Return before costs (best)
7.24%
Rent by the room
Bedrooms
3
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: £1,658–£1,853/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 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
-£421
after mortgage, operating costs & tax
Rent in£1,753/mo gross
£1,686/mo collected · £67/mo lost to voids
Where it goes
£1,625Mortgage£482Costs
Outgoings exceed rent — you top up £421/mo
Mortgage£1,625
Costs£482
Management£175
Maintenance£67
Insurance£40
CapEx reserve£88
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£421
Returns
Return before costs on price5.26%
Cash return on cash-3.28%
Gross margin£1,204
Cash needed£154,261
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.04
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context487 active short-lets nearby
Short-let market context
- 487 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Chilterns · cap £1,446/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Chilterns
- LHA monthly cap:
- £1,446
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 | £21,036 | £5,783 | £19,500 | £0 | £0 | -£4,247 | -£4,247 |
| Year 2 | £21,667 | £5,956 | £19,500 | £0 | £0 | -£3,789 | -£8,036 |
| Year 3 | £22,317 | £6,135 | £19,500 | £0 | £0 | -£3,318 | -£11,354 |
| Year 4 | £22,987 | £6,319 | £19,500 | £0 | £0 | -£2,833 | -£14,187 |
| Year 5 | £23,676 | £6,509 | £19,500 | £0 | £0 | -£2,333 | -£16,519 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,900
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£16,519
Acquisition costs
25% deposit£100,000
Stamp duty£30,000
Refurb£15,111
Legal + survey£2,150
Mortgage + broker£7,000
Cash needed£154,261
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 well presented bay fronted semi-detached house offers an excellent opportunity to acquire a much improved family home in a popular location to the north-east of the town centre. The property features a welcoming entrance hall and convenient cloakroom, leading to a spacious lounge and a separate dining room, ideal for both relaxing and entertaining. The kitchen is thoughtfully laid out, providing ample storage and workspace. Upstairs, there are three bedrooms and a modern…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice