15.7% Rent by the room return before costs (net 7.67% after CapEx + bills) — conversion play
Priced below market -23% vs 12 nearby sold (last 12 mo) — instant equity
Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
Auction lot — bridging-only finance, 28-day completion
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
+£120/mo
Barely breaks even each month
Price vs market
Below market value
-23% vs 12 sold · interior unseen
Return · IRR
2.3%/yr
Modest annualised return
Cash left in
£70K
Stays in after refinancing at value
Price £120KCash to buy £97KReturn before costson price · Rent by the room15.73%5-yr return on cash 11%Rent est. £1,005 (£798–£1,266)
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: £798–£1,266/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£42,188–£78,750 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £90,000 loan + £1,000 booking fee
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.
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — +£120/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
10.05%
+£120
£96,750
11.5%
Low
Feasible
Housing-benefit rent
5.93%
-£226
£96,750
-10.0%
Med
Feasible
Council lease
0.00%
-£662
£96,750
-41.7%
Low
Feasible
Refurb & refinance
10.05%
+£120
£125,250
8.9%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£174
£206,450
-30%
Med
Feasible
Rent by the room
15.73%
-£597
£126,750
-22.4%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Staffordshire North
LHA monthly cap:
£593
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£324/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 10.05% as-is
Room mix (3 lettable rooms)
2× Double @ £567/mo1× Single @ £440/mo
≈ £1,573/mo gross room income
As-is Rent it out
Monthly profit+£117
Return before costson price10.05%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costson price24.00%
Cash needed£57,898
Δ vs Rent it outMonthly profit+£324
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£38,277–£72,000full refurb + room split
⚠️ Capped at 60% of £120,000 asking (£72,000). Raw model: £45,980–£86,490. Verify with a surveyor before offering.
What's in this cost
Kitchen£7,193–£14,385
1 × bathroom£4,745–£8,699
Rewire£3,010–£5,268
Replumb£2,258–£4,515
Windows£7,525–£13,546
Paint + decor£5,268–£9,783
Flooring£8,278–£15,804
Based on 3869 HMO comps within 5.0 km
Comparables
sold within 0.5 mi
Wide · CV 21.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
Transport score100 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
Our Lady and St Werburgh's Catholic Primary School
Primary · Academy converter · ST5 4AG
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£1,355/yr kept
Annual gross rent£12,060
Section 24 credit£0
Annual tax due£427
Post-tax Monthly profitannual£1,355
Exit costs
£11,124 after CGT
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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 profitafter CGT£11,124
Rates as of Oct 2024
Acquisition costs
£96,750cash needed
Purchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£56,250
Legal + survey£1,700
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£96,750
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
PROPERTYDESCRIPTION INVESTMENT OPPORTUNITY, SELECTIVE IMPROVEMENTS REQUIRED, CASH BUYERS PREFERRED.
This three bedroom townhouse is situated in a popular residential location offering easy access to local amenities, schools, commuter and transport networks. The accommodation comprises, entrance hall, lounge/diner, kitchen, lobby, three bedrooms, bathroom and separate w/c. Gas central heating and upvc double glazing. Externally there are gardens to the front and rear elevati…
Priced below market -23% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.05% Return before costs — above-market
15.7% Rent by the roomReturn before costs — conversion play
Price
£120K
23% below sold comps
Return before costs (best)
15.73%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £798–£1,266/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£42,188–£78,750 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £90,000 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Staffordshire North
LHA monthly cap:
£593
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
£12,060
£3,964
£5,850
£0
£427
£1,819
£1,819
Year 2
£12,422
£4,083
£5,850
£0
£473
£2,016
£3,835
Year 3
£12,794
£4,205
£5,850
£0
£520
£2,219
£6,054
Year 4
£13,178
£4,332
£5,850
£0
£569
£2,428
£8,482
Year 5
£13,574
£4,462
£5,850
£0
£620
£2,642
£11,124
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£1,573
Gross Rent by the room yield15.73%
What we verified
13 total
5107
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 profile3▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 mi
Wide · CV 21.2%Med confidence
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£1,170
Annual rental tax£339
CGT yr 5£0 · company level
5y net total£11,124
Acquisition costs
£97K
25% deposit£30,000
Stamp duty£6,000
Refurb£56,250
Legal + survey£1,700
Mortgage + broker£2,800
Cash needed£96,750
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
Auto-saves
Description& agent copyRightmove
PROPERTYDESCRIPTION INVESTMENT OPPORTUNITY, SELECTIVE IMPROVEMENTS REQUIRED, CASH BUYERS PREFERRED.
This three bedroom townhouse is situated in a popular residential location offering easy access to local amenities, schools, commuter and transport networks. The accommodation comprises, entrance hall, lounge/diner, kitchen, lobby, three bedrooms, bathroom and separate w/c. Gas central heating and upvc double glazing. Externally there are gardens to the front and rear elevati…