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Year 5 disposal
⊞ View all 10
5/ 100
Weak
6.48% Rent by the room return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£662/mo — heavily negative — needs monthly capital injection
- -4.4% 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.
- 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
−£662/mo
You top up £662/mo
Price vs market
Above comparable sales
+28% vs 12 sold
Return · IRR
-4.4%/yr
Loses money over 5 years
Cash to get in
£217K
Deposit + fees + refurb
Price £547KReturn before costs on price · Rent by the room 6.48%5-yr return on cash -13%Rent est. £2,234 (£1,007–£4,956)
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: £1,007–£4,956/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £136,749
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £410,246.25 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£662
after mortgage, operating costs & tax
Rent in£2,234/mo gross
£2,148/mo collected · £86/mo lost to voids
Where it goes
£2,222Mortgage£588Costs
Outgoings exceed rent — you top up £662/mo
Mortgage£2,222
Costs£588
Management£223
Maintenance£100
Insurance£40
CapEx reserve£112
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£662
Returns
Return before costs on price4.90%
Cash return on cash-3.66%
Gross margin£1,560
Cash needed£217,359
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.97
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 | £26,808 | £7,058 | £26,666 | £0 | £0 | -£6,916 | -£6,916 |
| Year 2 | £27,612 | £7,270 | £26,666 | £0 | £0 | -£6,324 | -£13,240 |
| Year 3 | £28,441 | £7,488 | £26,666 | £0 | £0 | -£5,713 | -£18,953 |
| Year 4 | £29,294 | £7,713 | £26,666 | £0 | £0 | -£5,085 | -£24,038 |
| Year 5 | £30,173 | £7,944 | £26,666 | £0 | £0 | -£4,437 | -£28,476 |
Disposal gain (gross)-£29,571
CGT£0
Net Disposal proceeds£588,829
What we verified
What we verified
21092 ok · 1 caution · 0 fail · 9 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
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 approvable83% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 83% (446 decisions)
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 50 m vs 10% policy
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 cohortNN6 0RP · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Cambridge · 65.4 km
Reason
5-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
5-bed · 2-bath · 1350 sqft
£35k–£68k
£ per sqft
building cost only
£26–£50
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£9,450–£17,550
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,850–£28,350
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
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 history58d on marketno cuts yet
Strategy matrix
Rent it out wins — -£662/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 | 4.90% | -£662 | £217,359 | -13.1% | Low | Feasible |
| Housing-benefit rent | 2.54% | -£1,613 | £217,359 | -40.9% | Med | Feasible |
| Council lease | 2.54% | -£1,367 | £217,359 | -36.3% | Low | Feasible |
| Refurb & refinance | 4.90% | -£662 | £254,231 | -11.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £627,922 | 4% | Med | Feasible |
| Rent by the room | 6.48% | -£2,299 | £259,359 | -47.6% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Northampton · cap £1,157/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Northampton
- LHA monthly cap:
- £1,157
- Scheme type:
- leasing
- 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
Rent by the room conversion upside
-£597/mo cash flow vs Rent it out if converted to Rent by the room
5.27% Return before costs on price converted vs 4.90% as-is
Room mix (5 lettable rooms)
3× Double @ £599/mo1× Single @ £504/mo1× En-suite @ £653/mo
≈ £2,955/mo gross room income
As-is Rent it out
Monthly profit-£527
Return before costs on price4.90%
Cash needed£148,647
If converted to Rent by the room
Monthly profit-£1,124
Return before costs on price5.27%
Cash needed£164,647
Δ vs Rent it out Monthly profit-£597
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 83% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 83% (446 decisions)
≈0.0% within 50 m vs 10% policy
£67,290–£125,930full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£5,400–£9,450
- Replumb£4,050–£8,100
- Windows£13,500–£24,300
- Paint + decor£9,450–£17,550
- Flooring£14,850–£28,350
Based on 208 HMO comps within 3.5 km
Comparables
sold within 0.5 miWide · CV 38.1%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 (West Northamptonshire)
≈0.0% within 50 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodEcton Village Primary SchoolPrimary · Academy sponsor led · NN6 0QF
- GoodMears Ashby Church of England Primary SchoolPrimary · Academy sponsor led · NN6 0DW
- Not ratedOverstone Park SchoolNot applicable · Other independent special school · NN6 0DT
- Not ratedOverstone Primary SchoolPrimary · Community school · NN6 0AG
- Not ratedSywell Church of England Primary SchoolPrimary · Academy converter · NN6 0AW
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£26,808
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,947
Exit costs
Projected sale price (5y · 2%/yr growth)£603,927
Capital gain (pre-CGT)£56,932
Sale costs (~2.5%)£15,098
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-£28,476
Rates as of Oct 2024
Acquisition costs
£217,359cash neededPurchase price£546,995
Deposit (25%)£136,749
Stamp duty+5% additional-property surcharge£44,700
Refurb£23,805
Legal + survey£2,900
Mortgage fees£9,205
Total cash neededdeposit + costs (loan covers the rest)£217,359
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
In the MALVERN discover spacious family living. A dual aspect bay-fronted lounge with French doors provide ample space to relax. The kitchen at the rear of the home also opens onto the garden, while the bay-fronted dining room is at the front.
Upstairs are three bedrooms, the main and second bedroom with en suites. On the top floor is the spacious fourth bedroom, single bedroom and shower room.
Room Dimensions
G
• BMALX0GDDS00 - Malvern - Plot - 0mm x 0mm (0"…
Floor plans
Listing metarightmove · Barratt Homes - South Midlands
About this listing
58 days · RightmovePrice history
5-year price trend
Monthly profit
−£662
Cash needed
£217K
Return after costs
-3.66%
IRR
-4.38%
Listed 58d ago
Stratford Drive Overstone NN6 0RP
detached · 5 bed
£546,995
est £2,234 · 4.90% gross
1 / 10
5/100
Marginal
6.48% — verify the rent + comps locally.
4.90% Return before costs — around the area average for this property type.
Monthly profit −£662/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£547K
28% above sold comps
Return before costs (best)
6.48%
Rent by the room
Bedrooms
5
— 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: £1,007–£4,956/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £136,749
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £410,246.25 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£662
after mortgage, operating costs & tax
Rent in£2,234/mo gross
£2,148/mo collected · £86/mo lost to voids
Where it goes
£2,222Mortgage£588Costs
Outgoings exceed rent — you top up £662/mo
Mortgage£2,222
Costs£588
Management£223
Maintenance£100
Insurance£40
CapEx reserve£112
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£662
Returns
Return before costs on price4.90%
Cash return on cash-3.66%
Gross margin£1,560
Cash needed£217,359
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.97
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Northampton · cap £1,157/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Northampton
- LHA monthly cap:
- £1,157
- Scheme type:
- leasing
- 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 | £26,808 | £7,058 | £26,666 | £0 | £0 | -£6,916 | -£6,916 |
| Year 2 | £27,612 | £7,270 | £26,666 | £0 | £0 | -£6,324 | -£13,240 |
| Year 3 | £28,441 | £7,488 | £26,666 | £0 | £0 | -£5,713 | -£18,953 |
| Year 4 | £29,294 | £7,713 | £26,666 | £0 | £0 | -£5,085 | -£24,038 |
| Year 5 | £30,173 | £7,944 | £26,666 | £0 | £0 | -£4,437 | -£28,476 |
Rent by the room upside
What we verified
3108
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeUnknown
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 38.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,333
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£28,476
Acquisition costs
25% deposit£136,749
Stamp duty£44,700
Refurb£23,805
Legal + survey£2,900
Mortgage + broker£9,205
Cash needed£217,359
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
In the MALVERN discover spacious family living. A dual aspect bay-fronted lounge with French doors provide ample space to relax. The kitchen at the rear of the home also opens onto the garden, while the bay-fronted dining room is at the front.
Upstairs are three bedrooms, the main and second bedroom with en suites. On the top floor is the spacious fourth bedroom, single bedroom and shower room.
Room Dimensions
G
• BMALX0GDDS00 - Malvern - Plot - 0mm x 0mm (0"…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice