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Year 5 disposal
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Weak
5.40% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£578/mo — heavily negative — needs monthly capital injection
- -3.2% 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
−£578/mo
You top up £578/mo
Price vs market
Above comparable sales
+210% vs 12 sold
Return · IRR
-3.2%/yr
Loses money over 5 years
Cash to get in
£277K
Deposit + fees + refurb
Price £685KReturn before costs on price · Rent by the room 5.40%5-yr return on cash -7%Rent est. £2,966 (£2,756–£3,192)
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: £2,756–£3,192/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £171,250
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 (£24,670–£46,050 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £513,750 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
-£578
after mortgage, operating costs & tax
Rent in£2,966/mo gross
£2,852/mo collected · £114/mo lost to voids
Where it goes
£2,783Mortgage£647Costs
Outgoings exceed rent — you top up £578/mo
Mortgage£2,783
Costs£647
Management£297
Maintenance£50
Insurance£40
CapEx reserve£148
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£578
Returns
Return before costs on price5.20%
Cash return on cash-2.51%
Gross margin£2,205
Cash needed£276,818
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.02
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 | £35,592 | £7,768 | £33,394 | £0 | £0 | -£5,570 | -£5,570 |
| Year 2 | £36,660 | £8,001 | £33,394 | £0 | £0 | -£4,735 | -£10,305 |
| Year 3 | £37,760 | £8,241 | £33,394 | £0 | £0 | -£3,876 | -£14,181 |
| Year 4 | £38,892 | £8,489 | £33,394 | £0 | £0 | -£2,990 | -£17,171 |
| Year 5 | £40,059 | £8,743 | £33,394 | £0 | £0 | -£2,078 | -£19,249 |
Disposal gain (gross)-£41,905
CGT£0
Net Disposal proceeds£737,388
What we verified
What we verified
51065 ok · 1 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
Conversion approvability
Per-property planning assessment
Likely approvable94% likely
Confidence: medium
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~1.0% within 100m (1 known HMOs) — below the 10% threshold
- local council HMO approval rate 94% (349 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- NO licensed-HMO register published by this council — the count below reflects granted planning decisions only and materially understates actual HMO density
Rent by the room concentration nearby
≈1.0% within 100 m vs 10% policy
1 known HMO within 100 m
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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortBA1 3DN · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Bath · 3.9 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 3-bath · 1906 sqft
£48k–£93k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£13,342–£24,778
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£20,966–£40,026
Guide rates · UK May 2026
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 history59d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£120,000 in 2000 → £685,000 asking
+470.8%in 26y
- 2000£120,000—
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 — -£560/mo · £18/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 | 5.20% | -£578 | £276,818 | -7.0% | Low | Feasible |
| Housing-benefit rent | 3.40% | -£1,533 | £276,818 | -28.1% | Med | Feasible |
| Council lease | 3.40% | -£1,134 | £276,818 | -22.4% | Low | Feasible |
| Refurb & refinance | 5.20% | -£578 | £324,225 | -5.9% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 7.67% | -£560 | £276,818 | -8.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £792,450 | 4% | Med | Feasible |
| Rent by the room | 5.40% | -£2,670 | £310,818 | -46.4% | — | Feasible |
Short-let (SA) context296 active short-lets nearby
Short-let market context
- 296 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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 let82% occupancy
£176/night ADR
Based on 51 short-let comps nearby
Rent by the room conversion upside
-£1,191/mo cash flow vs Rent it out if converted to Rent by the room
4.20% Return before costs on price converted vs 5.20% as-is
Room mix (4 lettable rooms)
2× Double @ £791/mo1× Single @ £626/mo1× En-suite @ £876/mo
≈ £3,084/mo gross room income
As-is Rent it out
Monthly profit-£472
Return before costs on price5.20%
Cash needed£183,148
If converted to Rent by the room
Monthly profit-£1,663
Return before costs on price4.20%
Cash needed£199,148
Δ vs Rent it out Monthly profit-£1,191
Show conversion detail
Conversion cost estimate
£26,400
Range: £19,200 – £36,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 94% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~1.0% within 100m (1 known HMOs) — below the 10% threshold
- local council HMO approval rate 94% (349 decisions)
1 known HMO within 100 m · ≈1.0% within 100 m vs 10% policy
£103,224–£195,599full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 3 × bathroom£19,350–£35,475
- Rewire£7,624–£15,248
- Replumb£5,718–£13,342
- Windows£19,060–£36,214
- Paint + decor£17,154–£30,496
- Flooring£24,778–£45,744
Based on 1330 HMO comps within 705 m
Comparables
sold within 0.5 miWide · CV 27.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (Bath and North East Somerset)
1 known HMO within 100 m · ≈1.0% within 100 m vs 10% policy
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- GoodNewbridge Primary SchoolPrimary · Community school · BA1 3LL
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£35,592
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,939
Exit costs
Projected sale price (5y · 2%/yr growth)£756,295
Capital gain (pre-CGT)£71,295
Sale costs (~2.5%)£18,907
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-£19,249
Rates as of Oct 2024
Acquisition costs
£276,818cash neededPurchase price£685,000
Deposit (25%)£171,250
Stamp duty+5% additional-property surcharge£58,500
Refurb£32,893
Legal + survey£2,900
Mortgage fees£11,275
Total cash neededdeposit + costs (loan covers the rest)£276,818
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Offered for sale with no onward chain. This beautifully extended four-bedroom family home offers an exceptional amount of versatile living space, complemented by a detached self-contained garden annexe and private rear parking for up to five vehicles.
The accommodation begins with a welcoming entrance hall leading to a comfortable sitting room and an additional reception room, providing flexible living and entertaining spaces. At the heart of the home is a beautifully fitted…
Floor plans
Nearby active comparables11 rentals · 5 deals
Comparable rentals
BA1 · same beds + typeMedian nearby: £3,000/mo · 9 of 11 already let+£34 vs our est
- Locksbrook Road, Bath, BA1Let4b£3,000/moMay 2026
- St. James's Park, Bath, BA1Let4b£3,000/moMay 2026
- Monmouth Place, Bath4b£3,000/moMay 2026
- Cork Terrace,Lower Weston,Bath,BA1Let4b£3,200/moMay 2026
- St. James's Park, Bath, BA1Let4b£3,000/moMay 2026
- Locksbrook Road, Bath, BA1Let4b£3,000/moMay 2026
- Alpine Gardens, Bath, BA14b£2,800/moMay 2026
- St. James's Park, Bath BA1Let4b£3,000/moApr 2026
- Locksbrook Road, Bath BA1Let4b£3,000/moApr 2026
- Alpine Gardens, Bath BA1Let4b£2,800/moApr 2026
- Charlotte Street, Bath, Somerset BA1Let4b£3,500/moNov 2025
Listing metarightmove · Nash & Co
About this listing
59 days · RightmovePrice history
5-year price trend
Monthly profit
−£578
Cash needed
£277K
Return after costs
-2.51%
IRR
-3.24%
Listed 59d ago
Windsor Villas, Lower Weston, Bath
terraced · 4 bed · 3 bath · 1,906 sqft
£685,000
est £2,966 · 5.20% gross
EPC D
1 / 26
0/100
Marginal
5.40% Rent by the room strategy — market rent unverified, verify locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£685K
210% above sold comps
Return before costs (best)
5.40%
Rent by the room
Bedrooms
4
3 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £2,756–£3,192/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £171,250
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 (£24,670–£46,050 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £513,750 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
-£578
after mortgage, operating costs & tax
Rent in£2,966/mo gross
£2,852/mo collected · £114/mo lost to voids
Where it goes
£2,783Mortgage£647Costs
Outgoings exceed rent — you top up £578/mo
Mortgage£2,783
Costs£647
Management£297
Maintenance£50
Insurance£40
CapEx reserve£148
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£578
Returns
Return before costs on price5.20%
Cash return on cash-2.51%
Gross margin£2,205
Cash needed£276,818
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.02
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context296 active short-lets nearby
Short-let market context
- 296 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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 | £35,592 | £7,768 | £33,394 | £0 | £0 | -£5,570 | -£5,570 |
| Year 2 | £36,660 | £8,001 | £33,394 | £0 | £0 | -£4,735 | -£10,305 |
| Year 3 | £37,760 | £8,241 | £33,394 | £0 | £0 | -£3,876 | -£14,181 |
| Year 4 | £38,892 | £8,489 | £33,394 | £0 | £0 | -£2,990 | -£17,171 |
| Year 5 | £40,059 | £8,743 | £33,394 | £0 | £0 | -£2,078 | -£19,249 |
Rent by the room upside
What we verified
5106
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▾
EPC~£3,000–£7,000 to upgrade to CD
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 27.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£6,679
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£19,249
Acquisition costs
25% deposit£171,250
Stamp duty£58,500
Refurb£32,893
Legal + survey£2,900
Mortgage + broker£11,275
Cash needed£276,818
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
Offered for sale with no onward chain. This beautifully extended four-bedroom family home offers an exceptional amount of versatile living space, complemented by a detached self-contained garden annexe and private rear parking for up to five vehicles.
The accommodation begins with a welcoming entrance hall leading to a comfortable sitting room and an additional reception room, providing flexible living and entertaining spaces. At the heart of the home is a beautifully fitted…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice