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Year 5 disposal
BMV -53%
⊞ View all 24
9/ 100
Weak
5.14% return before costs — verify the rent + comps locally.
Why it works
- Priced below market -53% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£392/mo — significantly negative — real recurring drain
- -4.9% 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
−£392/mo
You top up £392/mo
Price vs market
Below market value
-53% vs 12 sold · interior unseen
Return · IRR
-4.9%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £260KCash to buy £98KReturn before costs on price 5.14%5-yr return on cash -19%Rent est. £1,113 (£997–£1,242)
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: £997–£1,242/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£7,123–£13,296 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £195,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£392
after mortgage, operating costs & tax
Rent in£1,113/mo gross
£1,070/mo collected · £43/mo lost to voids
Where it goes
£1,056Mortgage£406Costs
Outgoings exceed rent — you top up £392/mo
Mortgage£1,056
Costs£406
Management£111
Maintenance£100
Insurance£28
CapEx reserve£56
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£392
Returns
Return before costs on price5.14%
Cash return on cash-4.83%
Gross margin£664
Cash needed£97,547
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
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 | £13,356 | £4,877 | £12,675 | £0 | £0 | -£4,196 | -£4,196 |
| Year 2 | £13,757 | £5,023 | £12,675 | £0 | £0 | -£3,942 | -£8,137 |
| Year 3 | £14,169 | £5,174 | £12,675 | £0 | £0 | -£3,680 | -£11,817 |
| Year 4 | £14,594 | £5,329 | £12,675 | £0 | £0 | -£3,410 | -£15,227 |
| Year 5 | £15,032 | £5,489 | £12,675 | £0 | £0 | -£3,132 | -£18,358 |
Disposal gain (gross)-£7,763
CGT£0
Net Disposal proceeds£279,884
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 cohortDE21 5DJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Nottingham · 18.1 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 · 598 sqft
£18k–£36k
£ per sqft
building cost only
£30–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,186–£7,774
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,578–£12,558
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history57d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£123,000 in 2010 → £260,000 asking
+111.4%in 16y
- 2010£123,000+5.1% in 1y
- 2009£117,000—
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 — -£392/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 | 5.14% | -£392 | £97,547 | -18.8% | Low | Feasible |
| Housing-benefit rent | 2.74% | -£856 | £97,547 | -48.9% | Med | Feasible |
| Council lease | 0.00% | -£1,288 | £97,547 | -80.1% | Low | Feasible |
| Refurb & refinance | 5.14% | -£392 | £114,346 | -16.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £291,446 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- 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
+£312/mo cash flow vs Rent it out if converted to Rent by the room
11.08% Return before costs on price converted vs 5.14% as-is
As-is Rent it out
Monthly profit-£315
Return before costs on price5.14%
Cash needed£76,898
If converted to Rent by the room
Monthly profit-£3
Return before costs on price11.08%
Cash needed£92,898
Δ vs Rent it out Monthly profit+£312
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
£35,270–£66,600full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,392–£4,186
- Replumb£1,794–£3,588
- Windows£5,980–£10,764
- Paint + decor£4,186–£7,774
- Flooring£6,578–£12,558
Comparables
sold within 0.5 miWide · CV 27.4%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
- Not ratedTuition Services Co Brookside SchoolNot applicable · Miscellaneous · DE21 5LF
- Not ratedBreadsall CofE VC Primary SchoolPrimary · Voluntary controlled school · DE21 5LF
- Not ratedHorsley CofE (Controlled) Primary SchoolPrimary · Voluntary controlled school · DE21 5BR
- Not ratedLittle Eaton Primary SchoolPrimary · Community school · DE21 5AB
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£13,356
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,710
Exit costs
Projected sale price (5y · 2%/yr growth)£287,061
Capital gain (pre-CGT)£27,061
Sale costs (~2.5%)£7,177
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-£18,358
Rates as of Oct 2024
Acquisition costs
£97,547cash neededPurchase price£260,000
Deposit (25%)£65,000
Stamp duty+5% additional-property surcharge£16,000
Refurb£9,497
Legal + survey£2,150
Mortgage fees£4,900
Total cash neededdeposit + costs (loan covers the rest)£97,547
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
OPEN 7 DAYS A WEEK - HOPKINS & DAINTY of TICKNALL offer this stunning and modern detached bungalow, with an upward chain already in place. Built c. 1999, set in the popular village of Little Eaton, located just to the north of Derby. Convenient for access to the A38,the village has a range of shops and services to hand, as well as countryside walks. This lovely home has been very maintained by the current owners and offers low maintenance living, ideal for people who travel a…
Floor plans
Nearby active comparables5 deals
Comparable rentals
DE21 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Hopkins & Dainty
About this listing
57 days · RightmovePrice history
5-year price trend
Monthly profit
−£392
Cash needed
£98K
Return after costs
-4.83%
IRR
-4.90%
Listed 57d ago
Barley Close, Little Eaton, Derby
detached · 2 bed · 1 bath · 598 sqft
£260,000
est £1,113 · 5.14% gross
Priced below market
1 / 24
9/100
Marginal
5.14% — verify the rent + comps locally.
Priced below market -53% vs 12 nearby sold (last 12 mo)
Price
£260K
53% below sold comps
Return before costs
5.14%
est rent £1,113/monot enough comparablesRange £997–£1,242/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: £997–£1,242/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£7,123–£13,296 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £195,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£392
after mortgage, operating costs & tax
Rent in£1,113/mo gross
£1,070/mo collected · £43/mo lost to voids
Where it goes
£1,056Mortgage£406Costs
Outgoings exceed rent — you top up £392/mo
Mortgage£1,056
Costs£406
Management£111
Maintenance£100
Insurance£28
CapEx reserve£56
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£392
Returns
Return before costs on price5.14%
Cash return on cash-4.83%
Gross margin£664
Cash needed£97,547
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- 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 | £13,356 | £4,877 | £12,675 | £0 | £0 | -£4,196 | -£4,196 |
| Year 2 | £13,757 | £5,023 | £12,675 | £0 | £0 | -£3,942 | -£8,137 |
| Year 3 | £14,169 | £5,174 | £12,675 | £0 | £0 | -£3,680 | -£11,817 |
| Year 4 | £14,594 | £5,329 | £12,675 | £0 | £0 | -£3,410 | -£15,227 |
| Year 5 | £15,032 | £5,489 | £12,675 | £0 | £0 | -£3,132 | -£18,358 |
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 27.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,535
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£18,358
Acquisition costs
25% deposit£65,000
Stamp duty£16,000
Refurb£9,497
Legal + survey£2,150
Mortgage + broker£4,900
Cash needed£97,547
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
OPEN 7 DAYS A WEEK - HOPKINS & DAINTY of TICKNALL offer this stunning and modern detached bungalow, with an upward chain already in place. Built c. 1999, set in the popular village of Little Eaton, located just to the north of Derby. Convenient for access to the A38,the village has a range of shops and services to hand, as well as countryside walks. This lovely home has been very maintained by the current owners and offers low maintenance living, ideal for people who travel a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice