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Year 5 disposal
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Weak
13.20% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.08% return before costs — above-market
- 13.2% Rent by the room return before costs (net 6.86% after CapEx + bills) — conversion play
Why to be cautious
- Monthly profit −£100/mo — mildly negative — equity build may cover
- -1.4% 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
−£100/mo
You top up £100/mo
Price
£150K
No local sold comps to compare
Return · IRR
-1.4%/yr
Loses money over 5 years
Cash to get in
£66K
Deposit + fees + refurb
Return before costs on price · Rent by the room 13.20%5-yr return on cash -3%Rent est. £885 (£760–£1,031)
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: £760–£1,031/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£11,537–£21,535 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£100
after mortgage, operating costs & tax
Rent in£885/mo gross
£851/mo collected · £34/mo lost to voids
Where it goes
£609Mortgage£341Costs
Outgoings exceed rent — you top up £100/mo
Mortgage£609
Costs£341
Management£89
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£6
Ltd co. accounts£104
Selective licensing£12
Tax—
Shortfall−£100
Returns
Return before costs on price7.08%
Cash return on cash-1.82%
Gross margin£510
Cash needed£65,832
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.40
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 | £10,620 | £4,097 | £7,313 | £0 | £0 | -£789 | -£789 |
| Year 2 | £10,939 | £4,220 | £7,313 | £0 | £0 | -£594 | -£1,383 |
| Year 3 | £11,267 | £4,347 | £7,313 | £0 | £0 | -£392 | -£1,776 |
| Year 4 | £11,605 | £4,477 | £7,313 | £0 | £0 | -£185 | -£1,960 |
| Year 5 | £11,953 | £4,611 | £7,313 | £0 | £6 | £23 | -£1,937 |
Disposal gain (gross)-£13,610
CGT£0
Net Disposal proceeds£161,472
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
Selective — Dinnington
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 cohortS25 2LA · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Sheffield Hallam · 17.4 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 · 2-bath · 948 sqft
£28k–£54k
£ per sqft
building cost only
£29–£57
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,636–£12,324
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,428–£19,908
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 history57d on marketno cuts yet
Strategy matrix
Council lease wins — -£60/mo · £28/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.08% | -£100 | £65,832 | -2.9% | Low | Feasible |
| Housing-benefit rent | 4.39% | -£405 | £65,832 | -31.7% | Med | Feasible |
| ⭐ Council lease | 7.08% | -£60 | £65,832 | -2.4% | Low | Feasible |
| Refurb & refinance | 7.08% | -£88 | £79,485 | -1.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £181,235 | 0% | Med | Feasible |
| Rent by the room | 13.20% | -£715 | £91,832 | -38.3% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Rotherham · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Rotherham
- LHA monthly cap:
- £549
- 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
+£416/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 7.08% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£6,600/yr extra rent
3 → 4 lettable rooms
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 (incl. the garage — convertible to a bedroom or the communal area); sized to Rotherham adopted standard (6.52/10.23 m²; Houses in Multiple Occupation Guidance and Amenity Standards, January 2018 (updated September 2018)); adds ~£550/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO
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)
3× Double @ £550/mo
≈ £1,650/mo gross room income
As-is Rent it out
Monthly profit-£71
Return before costs on price7.08%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£416
+1 room (4 total)
Monthly profit+£229
Return before costs on price17.60%
Cash needed£75,398
Extra rent+£550/mo
Show conversion detail
Conversion cost estimate
£46,200
Range: £39,900 – £54,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,754–£90,000full refurb + room split
⚠️ Capped at 60% of £150,000 asking (£90,000). Raw model: £56,076–£103,516. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,825–£15,650
- 2 × bathroom£10,433–£19,127
- Rewire£3,297–£5,770
- Replumb£2,473–£4,945
- Windows£8,242–£14,836
- Paint + decor£6,594–£11,539
- Flooring£9,891–£18,133
Based on 5 HMO comps within 5.6 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodSt Joseph's Catholic Primary SchoolPrimary · Academy converter · S25 2QD
- Requires improvementAnston Park Junior SchoolPrimary · Academy sponsor led · S25 2QZ
- Requires improvementDinnington Community Primary SchoolPrimary · Academy converter · S25 2RE
- Not ratedElements AcademyNot applicable · Free schools special · S25 2NF
- Not ratedAnston Park Infant SchoolPrimary · Academy converter · S25 2QZ
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£10,620
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,198
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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-£1,937
Rates as of Oct 2024
Acquisition costs
£65,832cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£15,382
Legal + survey£1,700
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£65,832
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Appealing to a range of buyers, this lovely three bedroom semi-detached home is ideally situated in the sought-after location of Dinnington. Offering spacious accommodation throughout, the property benefits from off-street parking, generous gardens, and is available with no upward chain.
In brief, the property comprises a welcoming entrance porch, generous sized living room with log burner, fitted kitchen, conservatory, and ground floor bathroom. To the first floor are three…
Floor plans
Listing metarightmove · Reeds Rains
About this listing
57 days · RightmovePrice history
5-year price trend
Monthly profit
−£100
Cash needed
£66K
Return after costs
-1.82%
IRR
-1.44%
Listed 57d ago
Addison Square, Dinnington, Sheffield, South Yorkshire, S25
semi-detached · 3 bed · 2 bath · 948 sqft
£150,000
est £885 · 7.08% gross
1 / 20
31/100
Marginal
13.20% Rent by the room strategy — market rent unverified, verify locally.
7.08% Return before costs — above-market
13.2% Rent by the room Return before costs — conversion play
Price
£150K
Return before costs (best)
13.20%
Rent by the room
Bedrooms
3
2 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: £760–£1,031/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£11,537–£21,535 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£100
after mortgage, operating costs & tax
Rent in£885/mo gross
£851/mo collected · £34/mo lost to voids
Where it goes
£609Mortgage£341Costs
Outgoings exceed rent — you top up £100/mo
Mortgage£609
Costs£341
Management£89
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£6
Ltd co. accounts£104
Selective licensing£12
Tax—
Shortfall−£100
Returns
Return before costs on price7.08%
Cash return on cash-1.82%
Gross margin£510
Cash needed£65,832
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.40
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Rotherham · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Rotherham
- LHA monthly cap:
- £549
- 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 | £10,620 | £4,097 | £7,313 | £0 | £0 | -£789 | -£789 |
| Year 2 | £10,939 | £4,220 | £7,313 | £0 | £0 | -£594 | -£1,383 |
| Year 3 | £11,267 | £4,347 | £7,313 | £0 | £0 | -£392 | -£1,776 |
| Year 4 | £11,605 | £4,477 | £7,313 | £0 | £0 | -£185 | -£1,960 |
| Year 5 | £11,953 | £4,611 | £7,313 | £0 | £6 | £23 | -£1,937 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,463
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,937
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£15,382
Legal + survey£1,700
Mortgage + broker£3,250
Cash needed£65,832
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
Appealing to a range of buyers, this lovely three bedroom semi-detached home is ideally situated in the sought-after location of Dinnington. Offering spacious accommodation throughout, the property benefits from off-street parking, generous gardens, and is available with no upward chain.
In brief, the property comprises a welcoming entrance porch, generous sized living room with log burner, fitted kitchen, conservatory, and ground floor bathroom. To the first floor are three…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice