20.06% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Monthly profit +£227/mo from completion — the no.1 reason to invest
14.71% return before costs — above-market
20.1% Rent by the room return before costs (net 10.91% after CapEx + bills) — conversion play
Priced below market -55% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
Auction lot — bridging-only finance, 28-day completion
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
+£227/mo
Pays you every month, net of costs
Price vs market
Below market value
-55% vs 12 sold · interior unseen
Return · IRR
6.8%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £81KCash to buy £43KReturn before costson price · Rent by the room20.06%5-yr return on cash 40%Rent est. £993 (£926–£1,065)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £926–£1,065/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £20,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £60,750 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£12,400 in 2000 → £81,000 asking
+553.2%in 26y
2000£12,400—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — +£227/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
14.71%
+£227
£43,326
40.3%
Low
Feasible
Housing-benefit rent
8.79%
-£83
£43,326
-2.7%
Med
Feasible
Council lease
0.00%
-£520
£43,326
-73.7%
Low
Feasible
Refurb & refinance
14.71%
+£227
£53,420
32.7%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£191
£107,905
-9%
Med
Feasible
Rent by the room
24.52%
-£424
£73,326
-24.0%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Staffordshire North
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£332/mo cash flow vs Rent it out if converted to Rent by the room
35.56% Return before costs on price converted vs 14.71% as-is
Room mix (3 lettable rooms)
2× Double @ £594/mo1× Single @ £467/mo
≈ £1,655/mo gross room income
As-is Rent it out
Monthly profit+£232
Return before costson price14.71%
Cash needed£32,148
If converted to Rent by the room
Monthly profit+£564
Return before costson price35.56%
Cash needed£48,148
Δ vs Rent it outMonthly profit+£332
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£25,857–£48,600full refurb + room split
⚠️ Capped at 60% of £81,000 asking (£48,600). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
Kitchen£4,560–£9,120
1 × bathroom£3,008–£5,516
Rewire£2,090–£3,658
Replumb£1,568–£3,135
Windows£5,225–£9,405
Paint + decor£3,658–£6,793
Flooring£5,748–£10,973
Based on 2646 HMO comps within 5.9 km
Comparables
sold within 0.5 mi
Wide · CV 32.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
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
Bursley Academy
Primary · Academy converter · ST5 8JQ
Requires improvement
Sun Academy Bradwell
Primary · Academy converter · ST5 8JN
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£2,642/yr kept
Annual gross rent£11,916
Section 24 credit£0
Annual tax due£727
Post-tax Monthly profitannual£2,642
Exit costs
£17,448 after CGT
Projected sale price (5y · 2%/yr growth)£89,431
Capital gain (pre-CGT)£8,431
Sale costs (~2.5%)£2,236
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 profitafter CGT£17,448
Rates as of Oct 2024
Acquisition costs
£43,326cash needed
Purchase price£81,000
Deposit (25%)£20,250
Stamp duty+5% additional-property surcharge£4,050
Refurb£15,111
Legal + survey£1,700
Mortgage fees£2,215
Total cash neededdeposit + costs (loan covers the rest)£43,326
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This three-bedroom semi-detached property, believed to be of non-standard construction, presents an excellent opportunity for investors, developers or buyers looking for a refurbishment project.
Occupying a generous plot in the ever-popular Bradwell area, the property enjoys excellent transport links and convenient access to local amenities, schools and commuter routes.
The accommodation begins with an entrance hall leading to a spacious lounge, separate sitting room, and a…
20.06%Rent by the room strategy — market rent unverified, verify locally.
Priced below market -55% vs 12 nearby sold (last 12 mo)
Monthly profit+£227/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
14.71% Return before costs — above-market
20.1% Rent by the roomReturn before costs — conversion play
Price
£81K
55% below sold comps
Return before costs (best)
20.06%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £926–£1,065/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £20,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £60,750 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Staffordshire North
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
£11,916
£4,140
£3,949
£0
£727
£3,100
£3,100
Year 2
£12,273
£4,264
£3,949
£0
£772
£3,289
£6,389
Year 3
£12,642
£4,392
£3,949
£0
£817
£3,484
£9,873
Year 4
£13,021
£4,524
£3,949
£0
£864
£3,684
£13,557
Year 5
£13,412
£4,659
£3,949
£0
£913
£3,890
£17,448
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
Conversion£30,000
If converted
Gross / mo£1,655
Gross Rent by the room yield20.06%
What we verified
13 total
5107
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile3▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 mi
Wide · CV 32.7%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£790
Annual rental tax£640
CGT yr 5£0 · company level
5y net total£17,448
Acquisition costs
£43K
25% deposit£20,250
Stamp duty£4,050
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£2,215
Cash needed£43,326
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Pro analysis — outcome range, stress tests & portfolio impact
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Description& agent copyRightmove
This three-bedroom semi-detached property, believed to be of non-standard construction, presents an excellent opportunity for investors, developers or buyers looking for a refurbishment project.
Occupying a generous plot in the ever-popular Bradwell area, the property enjoys excellent transport links and convenient access to local amenities, schools and commuter routes.
The accommodation begins with an entrance hall leading to a spacious lounge, separate sitting room, and a…