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Year 5 disposal
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Weak
5.60% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£572/mo — heavily negative — needs monthly capital injection
- -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
−£572/mo
You top up £572/mo
Price vs market
Above comparable sales
+13% vs 12 sold
Return · IRR
-4.9%/yr
Loses money over 5 years
Cash to get in
£154K
Deposit + fees + refurb
Price £400KReturn before costs on price · Rent by the room 5.60%5-yr return on cash -17%Rent est. £1,566 (£1,497–£1,638)
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: £1,497–£1,638/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £99,999
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £299,996.25 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£572
after mortgage, operating costs & tax
Rent in£1,566/mo gross
£1,506/mo collected · £60/mo lost to voids
Where it goes
£1,625Mortgage£453Costs
Outgoings exceed rent — you top up £572/mo
Mortgage£1,625
Costs£453
Management£157
Maintenance£67
Insurance£28
CapEx reserve£78
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£10
Tax—
Shortfall−£572
Returns
Return before costs on price4.70%
Cash return on cash-4.45%
Gross margin£1,053
Cash needed£154,260
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 | £18,792 | £5,430 | £19,500 | £0 | £0 | -£6,138 | -£6,138 |
| Year 2 | £19,356 | £5,593 | £19,500 | £0 | £0 | -£5,737 | -£11,875 |
| Year 3 | £19,936 | £5,761 | £19,500 | £0 | £0 | -£5,324 | -£17,200 |
| Year 4 | £20,535 | £5,934 | £19,500 | £0 | £0 | -£4,899 | -£22,099 |
| Year 5 | £21,151 | £6,112 | £19,500 | £0 | £0 | -£4,461 | -£26,560 |
Disposal gain (gross)-£16,670
CGT£0
Net Disposal proceeds£430,586
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 scheme — Town Centre + Park Town areas only
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 cohortLU2 7FA · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University College London · 45.3 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 · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history49d on marketno cuts yet
Strategy matrix
Council lease wins — -£346/mo · £215/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 | 4.70% | -£572 | £154,260 | -17.2% | Low | Feasible |
| Housing-benefit rent | 3.29% | -£1,022 | £154,260 | -34.8% | Med | Feasible |
| ⭐ Council lease | 4.70% | -£346 | £154,260 | -10.4% | Low | Feasible |
| Refurb & refinance | 4.70% | -£562 | £180,304 | -14.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £453,300 | 5% | Med | Feasible |
| Rent by the room | 5.60% | -£1,725 | £180,260 | -52.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Luton · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Luton
- LHA monthly cap:
- £1,097
- Scheme type:
- leasing
- Premium:
- +1000% 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
-£55/mo cash flow vs Rent it out if converted to Rent by the room
7.20% Return before costs on price converted vs 4.70% as-is
Room mix (3 lettable rooms)
1× Double @ £640/mo1× Single @ £500/mo1× En-suite @ £726/mo
≈ £1,866/mo gross room income
As-is Rent it out
Monthly profit-£495
Return before costs on price4.70%
Cash needed£111,897
If converted to Rent by the room
Monthly profit-£550
Return before costs on price7.20%
Cash needed£127,897
Δ vs Rent it out Monthly profit-£55
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 1625 HMO comps within 895 m
Comparables
sold within 0.5 miWide · CV 18.7%Med confidence
Loading 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
- GoodRichmond Hill SchoolNot applicable · Community special school · LU2 7JL
- GoodBushmead Primary & Nursery SchoolPrimary · Community school · LU2 7EU
- GoodStopsley High SchoolSecondary · Academy converter · LU2 7UX
- Not ratedLuton Sixth Form College16 plus · Further education · LU2 7EW
- Not ratedStopsley Community Primary SchoolPrimary · Community school · LU2 7UG
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£18,792
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,861
Exit costs
Projected sale price (5y · 2%/yr growth)£441,627
Capital gain (pre-CGT)£41,632
Sale costs (~2.5%)£11,041
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-£26,560
Rates as of Oct 2024
Acquisition costs
£154,260cash neededPurchase price£399,995
Deposit (25%)£99,999
Stamp duty+5% additional-property surcharge£30,000
Refurb£15,111
Legal + survey£2,150
Mortgage fees£7,000
Total cash neededdeposit + costs (loan covers the rest)£154,260
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
* URBAN & RURAL STOPSLEY * are proud to present this beautiful 3 bedroom semi detached family home situated in the ever-popular Felstead Way and within walking distance to the town centre, mainline train station and 6th form college.
The property comprises a lounge with bay fronted windows, leading you through an archway to the dining room with feature fireplace and patio doors leading to the garden. There is also an extended kitchen/breakfast room and added boot room/utili…
Floor plans
Nearby active comparables5 rentals
Comparable rentals
LU2 · same beds + typeMedian nearby: £1,500/mo · 4 of 5 already let-£66 vs our est
- Armstrong Road, Luton, Bedfordshire,…3b£1,850/moMay 2026
- Kingston Road, High Town, LutonLet3b£1,475/moMay 2026
- High Town Road, Luton, LU2 0BWLet3b£1,500/moMay 2026
- Wigmore Lane, LutonLet3b£1,500/moMay 2026
- Colin Road, Luton, LU2Let3b£1,650/moMay 2026
Other deals nearby
LU2 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Urban & Rural Property Services
About this listing
49 days · RightmovePrice history
5-year price trend
Monthly profit
−£572
Cash needed
£154K
Return after costs
-4.45%
IRR
-4.94%
Listed 49d ago
Felstead Way, Luton, Bedfordshire, LU2
semi-detached · 3 bed · 1 bath
£399,995
est £1,566 · 4.70% gross
1 / 28
0/100
Marginal
5.60% Rent by the room strategy — market rent unverified, verify locally.
4.70% Return before costs — around the area average for this property type.
Monthly profit −£572/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£400K
13% above sold comps
Return before costs (best)
5.60%
Rent by the room
Bedrooms
3
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: £1,497–£1,638/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £99,999
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £299,996.25 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£572
after mortgage, operating costs & tax
Rent in£1,566/mo gross
£1,506/mo collected · £60/mo lost to voids
Where it goes
£1,625Mortgage£453Costs
Outgoings exceed rent — you top up £572/mo
Mortgage£1,625
Costs£453
Management£157
Maintenance£67
Insurance£28
CapEx reserve£78
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£10
Tax—
Shortfall−£572
Returns
Return before costs on price4.70%
Cash return on cash-4.45%
Gross margin£1,053
Cash needed£154,260
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 Luton · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Luton
- LHA monthly cap:
- £1,097
- Scheme type:
- leasing
- Premium:
- +1000% 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 | £18,792 | £5,430 | £19,500 | £0 | £0 | -£6,138 | -£6,138 |
| Year 2 | £19,356 | £5,593 | £19,500 | £0 | £0 | -£5,737 | -£11,875 |
| Year 3 | £19,936 | £5,761 | £19,500 | £0 | £0 | -£5,324 | -£17,200 |
| Year 4 | £20,535 | £5,934 | £19,500 | £0 | £0 | -£4,899 | -£22,099 |
| Year 5 | £21,151 | £6,112 | £19,500 | £0 | £0 | -£4,461 | -£26,560 |
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 miWide · CV 18.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,900
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£26,560
Acquisition costs
25% deposit£99,999
Stamp duty£30,000
Refurb£15,111
Legal + survey£2,150
Mortgage + broker£7,000
Cash needed£154,260
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
* URBAN & RURAL STOPSLEY * are proud to present this beautiful 3 bedroom semi detached family home situated in the ever-popular Felstead Way and within walking distance to the town centre, mainline train station and 6th form college.
The property comprises a lounge with bay fronted windows, leading you through an archway to the dining room with feature fireplace and patio doors leading to the garden. There is also an extended kitchen/breakfast room and added boot room/utili…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice