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Year 5 disposal
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0/ 100
Weak
4.72% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£405/mo — significantly negative — real recurring drain
- -5.1% 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
−£405/mo
You top up £405/mo
Price vs market
Above comparable sales
+32% vs 12 sold
Return · IRR
-5.1%/yr
Loses money over 5 years
Cash to get in
£96K
Deposit + fees + refurb
Price £250KReturn before costs on price 4.72%5-yr return on cash -20%Rent est. £984 (£881–£1,099)
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: £881–£1,099/mo · n=18
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 (£8,511–£15,887 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£405
after mortgage, operating costs & tax
Rent in£984/mo gross
£946/mo collected · £38/mo lost to voids
Where it goes
£1,016Mortgage£336Costs
Outgoings exceed rent — you top up £405/mo
Mortgage£1,016
Costs£336
Management£98
Maintenance£50
Insurance£28
CapEx reserve£49
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£405
Returns
Return before costs on price4.72%
Cash return on cash-5.08%
Gross margin£611
Cash needed£95,748
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.93
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 | £11,808 | £4,027 | £12,188 | £0 | £0 | -£4,407 | -£4,407 |
| Year 2 | £12,162 | £4,148 | £12,188 | £0 | £0 | -£4,173 | -£8,580 |
| Year 3 | £12,527 | £4,272 | £12,188 | £0 | £0 | -£3,933 | -£12,513 |
| Year 4 | £12,903 | £4,401 | £12,188 | £0 | £0 | -£3,685 | -£16,198 |
| Year 5 | £13,290 | £4,533 | £12,188 | £0 | £0 | -£3,430 | -£19,628 |
Disposal gain (gross)-£9,378
CGT£0
Net Disposal proceeds£269,120
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 profileMixed demand
Tenant profilelikely cohortSY3 7LY · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Birmingham · 61.9 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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
2-bed · 1-bath · 747 sqft
£21k–£41k
£ per sqft
building cost only
£28–£54
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,229–£9,711
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,217–£15,687
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history57d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£146,000 in 2016 → £250,000 asking
+71.2%in 10y
- 2016£146,000—
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 — -£405/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 | 4.72% | -£405 | £95,748 | -20.5% | Low | Feasible |
| Housing-benefit rent | 2.85% | -£763 | £95,748 | -43.8% | Med | Feasible |
| Council lease | 0.00% | -£1,198 | £95,748 | -75.8% | Low | Feasible |
| Refurb & refinance | 4.72% | -£405 | £112,787 | -17.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £283,037 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Shropshire · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Shropshire
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£410/mo cash flow vs Rent it out if converted to Rent by the room
11.52% Return before costs on price converted vs 4.72% as-is
As-is Rent it out
Monthly profit-£381
Return before costs on price4.72%
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+£410
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£40,485–£76,285full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,988–£5,229
- Replumb£2,241–£4,482
- Windows£7,470–£13,446
- Paint + decor£5,229–£9,711
- Flooring£8,217–£15,687
Comparables
sold within 0.5 miWide · CV 27.6%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
- OutstandingColeham Primary SchoolPrimary · Academy converter · SY3 7EN
- Not ratedShrewsbury SchoolNot applicable · Other independent school · SY3 7BA
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£11,808
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,861
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-£19,628
Rates as of Oct 2024
Acquisition costs
£95,748cash neededPurchase price£250,000
Deposit (25%)£62,500
Stamp duty+5% additional-property surcharge£15,000
Refurb£11,348
Legal + survey£2,150
Mortgage fees£4,750
Total cash neededdeposit + costs (loan covers the rest)£95,748
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Perfect for first time buyers or downsizers looking for a home with character, this quirky period home has been thoughtfully cared for while retaining the features that make it so special. Approached through a charming front courtyard, the property immediately feels welcoming and full of personality.
The open plan living and dining room is the heart of the home, with a log burner creating a cosy focal point that is perfect for relaxing evenings or entertaining friends. The c…
Floor plans
Listing metarightmove · TAUK
About this listing
57 days · RightmovePrice history
5-year price trend
Monthly profit
−£405
Cash needed
£96K
Return after costs
-5.08%
IRR
-5.10%
Listed 57d ago
Belle Vue Road, Shrewsbury, SY3
terraced · 2 bed · 1 bath · 747 sqft
£250,000
est £984 · 4.72% gross
1 / 19
0/100
Marginal
4.72% — verify the rent + comps locally.
4.72% Return before costs — around the area average for this property type.
Monthly profit −£405/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£250K
32% above sold comps
Return before costs
4.72%
est rent £984/monot enough comparablesRange £881–£1,099/mo (Q1–Q3)
Bedrooms
2
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: £881–£1,099/mo · n=18
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 (£8,511–£15,887 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£405
after mortgage, operating costs & tax
Rent in£984/mo gross
£946/mo collected · £38/mo lost to voids
Where it goes
£1,016Mortgage£336Costs
Outgoings exceed rent — you top up £405/mo
Mortgage£1,016
Costs£336
Management£98
Maintenance£50
Insurance£28
CapEx reserve£49
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£405
Returns
Return before costs on price4.72%
Cash return on cash-5.08%
Gross margin£611
Cash needed£95,748
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.93
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Shropshire · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Shropshire
- 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 | £11,808 | £4,027 | £12,188 | £0 | £0 | -£4,407 | -£4,407 |
| Year 2 | £12,162 | £4,148 | £12,188 | £0 | £0 | -£4,173 | -£8,580 |
| Year 3 | £12,527 | £4,272 | £12,188 | £0 | £0 | -£3,933 | -£12,513 |
| Year 4 | £12,903 | £4,401 | £12,188 | £0 | £0 | -£3,685 | -£16,198 |
| Year 5 | £13,290 | £4,533 | £12,188 | £0 | £0 | -£3,430 | -£19,628 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 27.6%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-£19,628
Acquisition costs
25% deposit£62,500
Stamp duty£15,000
Refurb£11,348
Legal + survey£2,150
Mortgage + broker£4,750
Cash needed£95,748
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
Perfect for first time buyers or downsizers looking for a home with character, this quirky period home has been thoughtfully cared for while retaining the features that make it so special. Approached through a charming front courtyard, the property immediately feels welcoming and full of personality.
The open plan living and dining room is the heart of the home, with a log burner creating a cosy focal point that is perfect for relaxing evenings or entertaining friends. The c…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice