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Year 5 disposal
64/ 100
Solid
16.13% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.95% return before costs — above-market
- 16.1% Rent by the room return before costs (net 7.86% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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
+£37/mo
Barely breaks even each month
Price
£105K
No local sold comps to compare
Return · IRR
1.2%/yr
Modest annualised return
Cash to get in
£37K
Deposit + fees + refurb
Return before costs on price · Rent by the room 16.13%5-yr return on cash 14%Rent est. £783 (£743–£825)
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
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: £743–£825/mo · n=46
Financing
DepositYour cash in — the rest is the mortgage25% · £26,250
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£1,125–£2,100 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £78,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£37
after mortgage, operating costs & tax
Rent in£783/mo gross
£753/mo collected · £30/mo lost to voids
Where it goes
£410Mortgage£296Costs
£37/mo left as profit · 5% of rent kept
Mortgage£410
Costs£296
Management£78
Maintenance£50
Insurance£20
CapEx reserve£39
Voids + council tax£5
Ltd co. accounts£104
Tax£9
Profit+£37
Returns
Return before costs on price8.95%
Cash return on cash1.21%
Gross margin£456
Cash needed£37,275
Monthly profit payback82y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.77
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £9,396 | £3,558 | £4,922 | £0 | £174 | £742 | £742 |
| Year 2 | £9,678 | £3,665 | £4,922 | £0 | £207 | £884 | £1,627 |
| Year 3 | £9,968 | £3,775 | £4,922 | £0 | £242 | £1,030 | £2,656 |
| Year 4 | £10,267 | £3,888 | £4,922 | £0 | £277 | £1,181 | £3,837 |
| Year 5 | £10,575 | £4,004 | £4,922 | £0 | £313 | £1,336 | £5,173 |
Disposal gain (gross)-£420
CGT£0
Net Disposal proceeds£113,030
What we verified
What we verified
40074 ok · 0 caution · 0 fail · 7 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
Area
Flood riskNo location
Crime riskNo location
SchoolsNo postcode
Investor
Tenant profileUnknown
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
Price & sale history49d on marketno cuts yet
Strategy matrix
Rent it out wins — +£37/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 | 8.95% | +£37 | £37,275 | 13.9% | Low | Feasible |
| Housing-benefit rent | 7.75% | -£83 | £37,275 | -1.4% | Med | Feasible |
| Council lease | 0.00% | -£584 | £37,275 | -95.8% | Low | Feasible |
| Refurb & refinance | 8.95% | +£37 | £43,125 | 12.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £114,050 | 9% | Med | Feasible |
| Rent by the room | 16.13% | -£554 | £85,704 | -31.3% | — | Feasible |
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
+£470/mo cash flow vs Rent it out if converted to Rent by the room
27.43% Return before costs on price converted vs 8.95% as-is
£105k → 4-bed HMO @ ~£440/room: £1,786 pcm gross, ~£1,020 pcm net (9.0% net on £137k all-in incl. ~£24k works)
medium confidence
Unlocks ~£5,644/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 110 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (1 double, 0 single) (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 ~£470/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+1 double
Sized to Rotherham's adopted HMO standards
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)
1× Double @ £498/mo1× Single @ £413/mo1× En-suite @ £500/mo
≈ £1,411/mo gross room income
As-is Rent it out
Monthly profit+£18
Return before costs on price8.95%
Cash needed£38,148
If converted to Rent by the room
Monthly profit+£488
Return before costs on price27.43%
Cash needed£54,148
Δ vs Rent it out Monthly profit+£470
+1 room (4 total)
Monthly profit+£184
Return before costs on price21.50%
Cash needed£64,148
Extra rent+£470/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£33,518–£63,000full refurb + room split
⚠️ Capped at 60% of £105,000 asking (£63,000). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,911–£11,823
- 1 × bathroom£3,900–£7,150
- Rewire£2,709–£4,741
- Replumb£2,032–£4,064
- Windows£6,773–£12,192
- Paint + decor£4,741–£8,805
- Flooring£7,451–£14,224
Based on 562 HMO comps within 7.8 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score100 / 100
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodSt Mary's Catholic Primary School (Maltby)Primary · Academy converter · S66 7JU
- Requires improvementCrags Community SchoolPrimary · Academy converter · S66 7QJ
- Not ratedSutherland House School BraithwellNot applicable · Other independent special school · S66 7AF
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£9,396
Section 24 credit£0
Annual tax due£174
Post-tax Monthly profit annual£381
Exit costs
Projected sale price (5y · 2%/yr growth)£115,928
Capital gain (pre-CGT)£10,928
Sale costs (~2.5%)£2,898
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£5,173
Rates as of Oct 2024
Acquisition costs
£37,275cash neededPurchase price£105,000
Deposit (25%)£26,250
Stamp duty+5% additional-property surcharge£5,250
Refurb£1,500
Legal + survey£1,700
Mortgage fees£2,575
Total cash neededdeposit + costs (loan covers the rest)£37,275
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUMMARY Offered with no onward chain, this move-in ready three double bedroom mid-terraced home is perfect for first-time buyers. Beautifully presented throughout, the property benefits from spacious living areas, a four-piece family bathroom, utility room, integral garage and low-maintenance gardens.
DESCRIPTION .
Lounge A bright reception room featuring an electric wall mounted fire acting as the focal point to the room. A front facing upvc door complemented by a front f…
Listing metarightmove · William H. Brown
About this listing
49 days · RightmovePrice history
No price history available.
Monthly profit
+£37
Cash needed
£37K
Return after costs
1.21%
IRR
1.17%
Listed 49d ago
3 bedroom terraced house for sale
terraced · 3 bed · 1 bath
£105,000
est £783 · 8.95% gross
64/100
Solid
16.13% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.95% Return before costs — above-market
16.1% Rent by the room Return before costs — conversion play
Price
£105K
Return before costs (best)
16.13%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
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: £743–£825/mo · n=46
Financing
DepositYour cash in — the rest is the mortgage25% · £26,250
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£1,125–£2,100 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £78,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£37
after mortgage, operating costs & tax
Rent in£783/mo gross
£753/mo collected · £30/mo lost to voids
Where it goes
£410Mortgage£296Costs
£37/mo left as profit · 5% of rent kept
Mortgage£410
Costs£296
Management£78
Maintenance£50
Insurance£20
CapEx reserve£39
Voids + council tax£5
Ltd co. accounts£104
Tax£9
Profit+£37
Returns
Return before costs on price8.95%
Cash return on cash1.21%
Gross margin£456
Cash needed£37,275
Monthly profit payback82y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.77
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £9,396 | £3,558 | £4,922 | £0 | £174 | £742 | £742 |
| Year 2 | £9,678 | £3,665 | £4,922 | £0 | £207 | £884 | £1,627 |
| Year 3 | £9,968 | £3,775 | £4,922 | £0 | £242 | £1,030 | £2,656 |
| Year 4 | £10,267 | £3,888 | £4,922 | £0 | £277 | £1,181 | £3,837 |
| Year 5 | £10,575 | £4,004 | £4,922 | £0 | £313 | £1,336 | £5,173 |
Rent by the room upside
What we verified
4005
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 · monthlyNo location
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyNo location
Investor profile▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£984
Annual rental tax£105
CGT yr 5£0 · company level
5y net total£5,173
Acquisition costs
25% deposit£26,250
Stamp duty£5,250
Refurb£1,500
Legal + survey£1,700
Mortgage + broker£2,575
Cash needed£37,275
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
SUMMARY Offered with no onward chain, this move-in ready three double bedroom mid-terraced home is perfect for first-time buyers. Beautifully presented throughout, the property benefits from spacious living areas, a four-piece family bathroom, utility room, integral garage and low-maintenance gardens.
DESCRIPTION .
Lounge A bright reception room featuring an electric wall mounted fire acting as the focal point to the room. A front facing upvc door complemented by a front f…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice