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Year 5 disposal
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0/ 100
Weak
4.86% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£840/mo — heavily negative — needs monthly capital injection
- -5.9% 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
−£840/mo
You top up £840/mo
Price
£499K
Around comparable sold prices
Return · IRR
-5.9%/yr
Loses money over 5 years
Cash to get in
£196K
Deposit + fees + refurb
Return before costs on price · Rent by the room 4.86%5-yr return on cash -21%Rent est. £1,712 (£1,519–£1,930)
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: £1,519–£1,930/mo · n=18
Financing
DepositYour cash in — the rest is the mortgage25% · £124,750
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 (£15,741–£29,383 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £374,250 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
-£840
after mortgage, operating costs & tax
Rent in£1,712/mo gross
£1,646/mo collected · £66/mo lost to voids
Where it goes
£2,027Mortgage£459Costs
Outgoings exceed rent — you top up £840/mo
Mortgage£2,027
Costs£459
Management£171
Maintenance£50
Insurance£40
CapEx reserve£86
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£840
Returns
Return before costs on price4.12%
Cash return on cash-5.14%
Gross margin£1,187
Cash needed£196,273
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.81
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 | £20,544 | £5,509 | £24,326 | £0 | £0 | -£9,291 | -£9,291 |
| Year 2 | £21,160 | £5,674 | £24,326 | £0 | £0 | -£8,840 | -£18,131 |
| Year 3 | £21,795 | £5,844 | £24,326 | £0 | £0 | -£8,375 | -£26,506 |
| Year 4 | £22,449 | £6,019 | £24,326 | £0 | £0 | -£7,897 | -£34,402 |
| Year 5 | £23,122 | £6,200 | £24,326 | £0 | £0 | -£7,404 | -£41,806 |
Disposal gain (gross)-£24,875
CGT£0
Net Disposal proceeds£537,163
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
⚠️ Selective Licensing in scope
Additional HMO — district-wide
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 cohortRG4 7RA · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Reading · 4.3 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 history61d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£267,500 in 2010 → £499,000 asking
+86.5%in 16y
- 2010£267,500+35.8% in 6y
- 2004£197,000+10.7% in 1y
- 2003£178,000+14.8% in 2y
- 2001£155,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£660/mo · £1,426/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 4.12% | -£840 | £196,273 | -21.3% | Low | Feasible |
| Housing-benefit rent | 3.12% | -£1,262 | £196,273 | -33.9% | Med | Feasible |
| Council lease | 4.12% | -£766 | £196,273 | -21.0% | Low | Feasible |
| Refurb & refinance | 4.12% | -£840 | £229,618 | -18.2% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 12.78% | +£660 | £196,273 | 24.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £570,433 | 5% | Med | Feasible |
| Rent by the room | 4.86% | -£2,128 | £222,273 | -53.1% | — | Feasible |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
- Superhosts earn -25.1% premium here
Housing-benefit (LHA) scheme detailBRMA Reading · cap £1,296/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Reading
- LHA monthly cap:
- £1,296
- Scheme type:
- other
- Premium:
- +700% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 let77% occupancy
£228/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
-£174/mo cash flow vs Rent it out if converted to Rent by the room
5.77% Return before costs on price converted vs 4.12% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£8,088/yr extra rent
3 → 4 lettable rooms · ~3.6% 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 5 habitable rooms (3 beds + 2 reception(s)) in 113 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (1 double, 0 single); sized to Reading adopted standard (6.51/10.5 m²; Guide to amenity standards for Houses in Multiple Occupation (Reading BC, current 2026)); kitchen 6.9 m² is below the ~7.0 m² standard for 4 occupants — extend/relocate kitchen within the works; adds ~£674/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Reading runs borough-wide additional HMO licensing — a licence is likely required even below 5 occupants
🔒 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 4.12% → 3.59%
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)
1× Double @ £730/mo1× Single @ £527/mo1× En-suite @ £764/mo
≈ £2,022/mo gross room income
As-is Rent it out
Monthly profit-£763
Return before costs on price4.12%
Cash needed£136,648
If converted to Rent by the room
Monthly profit-£937
Return before costs on price5.77%
Cash needed£152,648
Δ vs Rent it out Monthly profit-£174
+1 room (4 total)
Monthly profit-£722
Return before costs on price6.48%
Cash needed£162,648
Extra rent+£674/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 1641 HMO comps within 1.7 km
Comparables
sold within 0.5 miWide · CV 21.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodCaversham Primary SchoolPrimary · Community school · RG4 7RA
- Not ratedThe Heights Primary SchoolPrimary · Free schools · RG4 7LB
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£20,544
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£10,081
Exit costs
Projected sale price (5y · 2%/yr growth)£550,936
Capital gain (pre-CGT)£51,936
Sale costs (~2.5%)£13,773
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-£41,806
Rates as of Oct 2024
Acquisition costs
£196,273cash neededPurchase price£499,000
Deposit (25%)£124,750
Stamp duty+5% additional-property surcharge£39,900
Refurb£20,988
Legal + survey£2,150
Mortgage fees£8,485
Total cash neededdeposit + costs (loan covers the rest)£196,273
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Spacious, well presented three-bedroom terraced house with two receptions, utility area, and enclosed garden, just a 2-minute walk to Caversham Primary a perfect family home on Hemdean Road.
SITUATION Caversham lies just north of the River Thames - close to Reading town centre, yet with a distinct village-like feel. It offers picturesque riverside views, scenic towpaths, and charming walks, alongside a wide range of shops, bars, and restaurants. The area is further enhanced…
Floor plans
Listing metarightmove · Farmer & Dyer
About this listing
61 days · RightmovePrice history
5-year price trend
Monthly profit
−£840
Cash needed
£196K
Return after costs
-5.14%
IRR
-5.86%
Listed 61d ago
Hemdean Road, Caversham, Reading
terraced · 3 bed · 1 bath
£499,000
est £1,712 · 4.12% gross
1 / 19
0/100
Marginal
4.86% Rent by the room strategy — market rent unverified, verify locally.
4.12% Return before costs — around the area average for this property type.
Monthly profit −£840/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£499K
1% above sold comps
Return before costs (best)
4.86%
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: £1,519–£1,930/mo · n=18
Financing
DepositYour cash in — the rest is the mortgage25% · £124,750
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 (£15,741–£29,383 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £374,250 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
-£840
after mortgage, operating costs & tax
Rent in£1,712/mo gross
£1,646/mo collected · £66/mo lost to voids
Where it goes
£2,027Mortgage£459Costs
Outgoings exceed rent — you top up £840/mo
Mortgage£2,027
Costs£459
Management£171
Maintenance£50
Insurance£40
CapEx reserve£86
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£840
Returns
Return before costs on price4.12%
Cash return on cash-5.14%
Gross margin£1,187
Cash needed£196,273
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.81
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
- Superhosts earn -25.1% premium here
Housing-benefit (LHA) scheme detailBRMA Reading · cap £1,296/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Reading
- LHA monthly cap:
- £1,296
- Scheme type:
- other
- Premium:
- +700% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £20,544 | £5,509 | £24,326 | £0 | £0 | -£9,291 | -£9,291 |
| Year 2 | £21,160 | £5,674 | £24,326 | £0 | £0 | -£8,840 | -£18,131 |
| Year 3 | £21,795 | £5,844 | £24,326 | £0 | £0 | -£8,375 | -£26,506 |
| Year 4 | £22,449 | £6,019 | £24,326 | £0 | £0 | -£7,897 | -£34,402 |
| Year 5 | £23,122 | £6,200 | £24,326 | £0 | £0 | -£7,404 | -£41,806 |
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 21.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,865
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£41,806
Acquisition costs
25% deposit£124,750
Stamp duty£39,900
Refurb£20,988
Legal + survey£2,150
Mortgage + broker£8,485
Cash needed£196,273
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
Spacious, well presented three-bedroom terraced house with two receptions, utility area, and enclosed garden, just a 2-minute walk to Caversham Primary a perfect family home on Hemdean Road.
SITUATION Caversham lies just north of the River Thames - close to Reading town centre, yet with a distinct village-like feel. It offers picturesque riverside views, scenic towpaths, and charming walks, alongside a wide range of shops, bars, and restaurants. The area is further enhanced…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice