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Year 5 disposal
BMV -36%
⊞ View all 13
80/ 100
Strong
15.04% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.58% return before costs — above-market
- 15.0% Rent by the room return before costs (net 7.45% after CapEx + bills) — conversion play
- Priced below market -36% 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
+£96/mo
Barely breaks even each month
Price vs market
Below market value
-36% vs 12 sold · interior unseen
Return · IRR
2.2%/yr
Modest annualised return
Cash left in
£22K
Stays in after refinancing at value
Price £130KCash to buy £76KReturn before costs on price · Rent by the room 15.04%5-yr return on cash 13%Rent est. £1,038 (£982–£1,097)
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: £982–£1,097/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£24,236–£45,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £97,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£96
after mortgage, operating costs & tax
Rent in£1,038/mo gross
£998/mo collected · £40/mo lost to voids
Where it goes
£528Mortgage£352Costs
£96/mo left as profit · 10% of rent kept
Mortgage£528
Costs£352
Management£104
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£5
Ltd co. accounts£104
Tax£23
Profit+£96
Returns
Return before costs on price9.58%
Cash return on cash1.51%
Gross margin£646
Cash needed£76,065
Monthly profit payback66y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.89
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £12,456 | £4,221 | £6,338 | £0 | £361 | £1,537 | £1,537 |
| Year 2 | £12,830 | £4,348 | £6,338 | £0 | £407 | £1,738 | £3,274 |
| Year 3 | £13,215 | £4,478 | £6,338 | £0 | £456 | £1,943 | £5,217 |
| Year 4 | £13,611 | £4,612 | £6,338 | £0 | £506 | £2,155 | £7,373 |
| Year 5 | £14,019 | £4,751 | £6,338 | £0 | £557 | £2,374 | £9,747 |
Disposal gain (gross)-£30,673
CGT£0
Net Disposal proceeds£139,942
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 cohortS26 2BJ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Sheffield Hallam · 10.4 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 history60d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£116,000 in 2004 → £130,000 asking
+12.1%in 22y
- 2004£116,000+36.5% in 1y
- 2003£85,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£132/mo · £36/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 9.58% | +£96 | £76,065 | 12.8% | Low | Feasible |
| Housing-benefit rent | 6.26% | -£218 | £76,065 | -11.4% | Med | Feasible |
| ⭐ Council lease | 9.58% | +£132 | £76,065 | 13.1% | Low | Feasible |
| Refurb & refinance | 9.58% | +£96 | £95,491 | 10.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £183,541 | -14% | Med | Feasible |
| Rent by the room | 15.04% | -£637 | £106,065 | -28.8% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Sheffield · cap £678/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sheffield
- LHA monthly cap:
- £678
- Scheme type:
- none
- Premium:
- +1000% 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
Rent by the room conversion upside
+£302/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 9.58% as-is
Room mix (3 lettable rooms)
3× Double @ £543/mo
≈ £1,629/mo gross room income
As-is Rent it out
Monthly profit+£107
Return before costs on price9.58%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costs on price22.15%
Cash needed£60,398
Δ vs Rent it out Monthly profit+£302
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£42,304–£78,000full refurb + room split
⚠️ Capped at 60% of £130,000 asking (£78,000). Raw model: £55,700–£102,700. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,835–£13,671
- 1 × bathroom£4,557–£8,354
- Rewire£3,342–£5,848
- Replumb£2,506–£5,013
- Windows£8,354–£15,038
- Paint + decor£6,684–£11,696
- Flooring£10,025–£18,380
Based on 13 HMO comps within 2.0 km
Comparables
sold within 0.5 miWide · CV 34.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodAston All Saints CofE (A) Primary SchoolPrimary · Academy converter · S26 2BL
- GoodAston Lodge Primary SchoolPrimary · Academy converter · S26 2BL
- Not ratedAston Hall Junior and Infant SchoolPrimary · Academy converter · S26 2AX
- Not ratedSpringwood Primary AcademyPrimary · Academy converter · S26 2AL
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£12,456
Section 24 credit£0
Annual tax due£361
Post-tax Monthly profit annual£1,058
Exit costs
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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£9,747
Rates as of Oct 2024
Acquisition costs
£76,065cash neededPurchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£32,315
Legal + survey£1,700
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£76,065
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Auction Commencing on Monday 24th August at 1pm and ending 24 hours later on Tuesday 25th August from 11am with Auction House South Yorkshire
Please register to bid via our website - auctionhouse.co.uk
A spacious three-bedroom semi-detached home with garage, driveway and generous rear garden, offering superb scope to modernise and add value in this popular residential location.
Mortgage buyers welcome Pre-auction offers welcome Extended completion available, subject to pri…
Floor plans
Nearby active comparables3 rentals
Comparable rentals
S26 · same beds + typeMedian nearby: £1,200/mo · 3 of 3 already let+£162 vs our est
- Mansfield Road, Sheffield, S26Let3b£1,200/moMay 2026
- Mansfield Road, Sheffield, S26Let3b£1,200/moMay 2026
- Duckham Drive, SheffieldLet3b£1,050/moMay 2026
Other deals nearby
S26 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Auction House
About this listing
60 days · RightmovePrice history
5-year price trend
Monthly profit
+£96
Cash needed
£76K
Return after costs
1.51%
IRR
2.15%
Listed 60d ago
9, JUDITH ROAD, ASTON, SHEFFIELD, S26 2BJ
✓ Verified address
semi-detached · 3 bed · 1 bath
£130,000
est £1,038 · 9.58% gross
Chain free
Priced below market
1 / 13
80/100
Strong
15.04% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -36% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.58% Return before costs — above-market
15.0% Rent by the room Return before costs — conversion play
Chain free
Price
£130K
36% below sold comps
Return before costs (best)
15.04%
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: £982–£1,097/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£24,236–£45,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £97,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£96
after mortgage, operating costs & tax
Rent in£1,038/mo gross
£998/mo collected · £40/mo lost to voids
Where it goes
£528Mortgage£352Costs
£96/mo left as profit · 10% of rent kept
Mortgage£528
Costs£352
Management£104
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£5
Ltd co. accounts£104
Tax£23
Profit+£96
Returns
Return before costs on price9.58%
Cash return on cash1.51%
Gross margin£646
Cash needed£76,065
Monthly profit payback66y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.89
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Sheffield · cap £678/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sheffield
- LHA monthly cap:
- £678
- Scheme type:
- none
- Premium:
- +1000% 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 | £12,456 | £4,221 | £6,338 | £0 | £361 | £1,537 | £1,537 |
| Year 2 | £12,830 | £4,348 | £6,338 | £0 | £407 | £1,738 | £3,274 |
| Year 3 | £13,215 | £4,478 | £6,338 | £0 | £456 | £1,943 | £5,217 |
| Year 4 | £13,611 | £4,612 | £6,338 | £0 | £506 | £2,155 | £7,373 |
| Year 5 | £14,019 | £4,751 | £6,338 | £0 | £557 | £2,374 | £9,747 |
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 34.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,268
Annual rental tax£270
CGT yr 5£0 · company level
5y net total£9,747
Acquisition costs
25% deposit£32,500
Stamp duty£6,600
Refurb£32,315
Legal + survey£1,700
Mortgage + broker£2,950
Cash needed£76,065
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
Auction Commencing on Monday 24th August at 1pm and ending 24 hours later on Tuesday 25th August from 11am with Auction House South Yorkshire
Please register to bid via our website - auctionhouse.co.uk
A spacious three-bedroom semi-detached home with garage, driveway and generous rear garden, offering superb scope to modernise and add value in this popular residential location.
Mortgage buyers welcome Pre-auction offers welcome Extended completion available, subject to pri…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice