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Year 5 disposal
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46/ 100
Caution
Real 9.62% Rent by the room return before costs but flagged risks need pricing in.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£217/mo — significantly negative — real recurring drain
- -2.4% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£217/mo
You top up £217/mo
Price
£250K
Around comparable sold prices
Return · IRR
-2.4%/yr
Loses money over 5 years
Cash to get in
£100K
Deposit + fees + refurb
Return before costs on price · Rent by the room 9.62%5-yr return on cash -7%Rent est. £1,238 (£1,187–£1,291)
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: £1,187–£1,291/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 £187,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£217
after mortgage, operating costs & tax
Rent in£1,238/mo gross
£1,190/mo collected · £48/mo lost to voids
Where it goes
£1,016Mortgage£392Costs
Outgoings exceed rent — you top up £217/mo
Mortgage£1,016
Costs£392
Management£124
Maintenance£67
Insurance£28
CapEx reserve£62
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£217
Returns
Return before costs on price5.94%
Cash return on cash-2.62%
Gross margin£799
Cash needed£99,511
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.17
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 | £14,856 | £4,702 | £12,188 | £0 | £0 | -£2,034 | -£2,034 |
| Year 2 | £15,302 | £4,843 | £12,188 | £0 | £0 | -£1,729 | -£3,763 |
| Year 3 | £15,761 | £4,989 | £12,188 | £0 | £0 | -£1,416 | -£5,179 |
| Year 4 | £16,234 | £5,138 | £12,188 | £0 | £0 | -£1,092 | -£6,271 |
| Year 5 | £16,721 | £5,293 | £12,188 | £0 | £0 | -£760 | -£7,031 |
Disposal gain (gross)-£13,141
CGT£0
Net Disposal proceeds£269,120
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 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 ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortPL25 3UH · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Exeter · 97.7 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 history71d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£163,000 in 2007 → £250,000 asking
+53.4%in 19y
- 2007£163,000+114.5% in 6y
- 2001£76,000+31.0% in 2y
- 1999£58,000+11.5% in 2y
- 1997£52,000—
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 — -£217/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 | 5.94% | -£217 | £99,511 | -7.1% | Low | Feasible |
| Housing-benefit rent | 3.90% | -£617 | £99,511 | -31.7% | Med | Feasible |
| Council lease | 3.90% | -£442 | £99,511 | -24.5% | Low | Feasible |
| Refurb & refinance | 5.94% | -£217 | £118,055 | -6.0% | Med | Feasible |
| Short-stay let / Airbnb | 7.84% | -£312 | £99,511 | -15.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£199 | £288,305 | 4% | Med | Feasible |
| Rent by the room | 9.62% | -£1,050 | £129,511 | -41.1% | — | Feasible |
Short-let (SA) context365 active short-lets nearby
Short-let market context
- 365 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Kernow West · cap £813/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Kernow West
- LHA monthly cap:
- £813
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 let7% occupancy
£784/night ADR
Based on 9 short-let comps nearby
Rent by the room conversion upside
+£204/mo cash flow vs Rent it out if converted to Rent by the room
11.52% Return before costs on price converted vs 5.94% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£8,020/yr extra rent
3 → 4 lettable rooms · ~6.5% 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 91 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (incl. the garage — convertible to a bedroom or the communal area); sized to Cornwall adopted standard (6.52/10.22 m²; HMO Amenity Standard (Cornwall Council webpage, current 2026); fees page from 1 April 2025); 1 room size(s) not printed on the plan — counted but unverified vs the standard; adds ~£668/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 5.94% → 6.52%
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 @ £668/mo
≈ £2,005/mo gross room income
As-is Rent it out
Monthly profit-£175
Return before costs on price5.94%
Cash needed£74,398
If converted to Rent by the room
Monthly profit+£29
Return before costs on price11.52%
Cash needed£90,398
Δ vs Rent it out Monthly profit+£204
+1 room (4 total)
Monthly profit+£189
Return before costs on price12.83%
Cash needed£100,398
Extra rent+£668/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 10 HMO comps within 1.0 km
Comparables
sold within 0.5 miWide · CV 42.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBishop Bronescombe CofE SchoolPrimary · Academy converter · PL25 3DT
- GoodCarclaze Community Primary SchoolPrimary · Academy converter · PL25 3TF
- Not ratedCharlestown Primary SchoolPrimary · Academy converter · PL25 3PB
- Not ratedSandy Hill AcademyPrimary · Academy converter · PL25 3AT
- Not ratedPenrice AcademySecondary · Academy converter · PL25 3NR
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£14,856
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,605
Exit costs
Projected sale price (5y · 2%/yr growth)£276,020
Capital gain (pre-CGT)£26,020
Sale costs (~2.5%)£6,901
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-£7,031
Rates as of Oct 2024
Acquisition costs
£99,511cash neededPurchase price£250,000
Deposit (25%)£62,500
Stamp duty+5% additional-property surcharge£15,000
Refurb£15,111
Legal + survey£2,150
Mortgage fees£4,750
Total cash neededdeposit + costs (loan covers the rest)£99,511
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Miller Countrywide are pleased to market this well presented, three-bedroom, semi-detached family home situated towards the eastern outskirts of St Austell, within a popular development, offering driveway parking, single detached garage, garden, and within walking distance of local amenities & schools.
The internal ground floor accommodation comprises entrance hallway with under-stair built-in storage, lounge/diner with patio doors, and fitted kitchen with rear garden access…
Floor plans
Nearby active comparables1 rental
Comparable rentals
PL25 · same beds + typeMedian nearby: £1,100/mo · 1 of 1 already let-£138 vs our est
- Holmbush Road, St AustellLet3b£1,100/moMay 2026
Other deals nearby
PL25 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Miller Countrywide
About this listing
71 days · RightmovePrice history
5-year price trend
Monthly profit
−£217
Cash needed
£100K
Return after costs
-2.62%
IRR
-2.42%
Listed 71d ago
Eton Road, St. Austell, Cornwall, PL25
semi-detached · 3 bed · 1 bath
£250,000
est £1,238 · 5.94% gross
EPC C
1 / 19
46/100
Caution
9.62% — verify the rent + comps locally.
5.94% Return before costs — around the area average for this property type.
Monthly profit −£217/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£250K
at sold-comp median
Return before costs (best)
9.62%
Rent by the room
Bedrooms
3
1 bath
Energy rating
C
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: £1,187–£1,291/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 £187,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£217
after mortgage, operating costs & tax
Rent in£1,238/mo gross
£1,190/mo collected · £48/mo lost to voids
Where it goes
£1,016Mortgage£392Costs
Outgoings exceed rent — you top up £217/mo
Mortgage£1,016
Costs£392
Management£124
Maintenance£67
Insurance£28
CapEx reserve£62
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£217
Returns
Return before costs on price5.94%
Cash return on cash-2.62%
Gross margin£799
Cash needed£99,511
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.17
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context365 active short-lets nearby
Short-let market context
- 365 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Kernow West · cap £813/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Kernow West
- LHA monthly cap:
- £813
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £14,856 | £4,702 | £12,188 | £0 | £0 | -£2,034 | -£2,034 |
| Year 2 | £15,302 | £4,843 | £12,188 | £0 | £0 | -£1,729 | -£3,763 |
| Year 3 | £15,761 | £4,989 | £12,188 | £0 | £0 | -£1,416 | -£5,179 |
| Year 4 | £16,234 | £5,138 | £12,188 | £0 | £0 | -£1,092 | -£6,271 |
| Year 5 | £16,721 | £5,293 | £12,188 | £0 | £0 | -£760 | -£7,031 |
Rent by the room upside
What we verified
6006
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▾
EPCEnergy efficiency ratingC
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 42.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,438
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,031
Acquisition costs
25% deposit£62,500
Stamp duty£15,000
Refurb£15,111
Legal + survey£2,150
Mortgage + broker£4,750
Cash needed£99,511
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
Miller Countrywide are pleased to market this well presented, three-bedroom, semi-detached family home situated towards the eastern outskirts of St Austell, within a popular development, offering driveway parking, single detached garage, garden, and within walking distance of local amenities & schools.
The internal ground floor accommodation comprises entrance hallway with under-stair built-in storage, lounge/diner with patio doors, and fitted kitchen with rear garden access…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice