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Year 5 disposal
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Weak
3.52% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 1.94% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£2,732/mo — heavily negative — needs monthly capital injection
- -10.9% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£3K/mo
You top up £3K/mo
Price vs market
Above comparable sales
+40% vs 12 sold
Return · IRR
-10.9%/yr
Loses money over 5 years
Cash to get in
£354K
Deposit + fees + refurb
Price £900KReturn before costs on price · Rent by the room 3.52%5-yr return on cash -44%Rent est. £1,458 (£1,474–£1,442)
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: £1,474–£1,442/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £225,000
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 (£23,629–£44,107 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £675,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£2,732
after mortgage, operating costs & tax
Rent in£1,458/mo gross
£1,402/mo collected · £56/mo lost to voids
Where it goes
£3,656Mortgage
Outgoings exceed rent — you top up £2,732/mo
Mortgage£3,656
Costs£477
Management£146
Maintenance£100
Insurance£40
CapEx reserve£73
Voids + council tax£14
Ltd co. accounts£104
Tax—
Shortfall−£2,732
Returns
Return before costs on price1.94%
Cash return on cash-9.26%
Gross margin£925
Cash needed£353,905
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.38
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 | £17,496 | £5,728 | £43,875 | £0 | £0 | -£32,107 | -£32,107 |
| Year 2 | £18,021 | £5,900 | £43,875 | £0 | £0 | -£31,754 | -£63,861 |
| Year 3 | £18,562 | £6,077 | £43,875 | £0 | £0 | -£31,390 | -£95,251 |
| Year 4 | £19,118 | £6,259 | £43,875 | £0 | £0 | -£31,016 | -£126,267 |
| Year 5 | £19,692 | £6,447 | £43,875 | £0 | £0 | -£30,630 | -£156,897 |
Disposal gain (gross)-£45,574
CGT£0
Net Disposal proceeds£968,831
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
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 profileStudent let
Tenant profilelikely cohortEX4 4JR · 4 bed
Primary profile
Student let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Exeter · 0.6 km
Reason
0.6 km from a major UK university with 4 beds — strong HMO/student let demand.
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
4-bed · 3-bath · 2370 sqft
£56k–£109k
£ per sqft
building cost only
£24–£46
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£16,590–£30,810
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£26,070–£49,770
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 history47d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£685,000 in 2018 → £900,000 asking
+31.4%in 8y
- 2018£685,000+9.6% in 6y
- 2012£625,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — -£1,030/mo · £1,639/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 1.94% | -£2,732 | £353,905 | -44.3% | Low | Feasible |
| Housing-benefit rent | 1.73% | -£2,953 | £353,905 | -47.5% | Med | Feasible |
| Council lease | 1.73% | -£2,669 | £353,905 | -44.2% | Low | Feasible |
| Refurb & refinance | 1.94% | -£2,732 | £411,507 | -38.1% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 6.99% | -£1,030 | £353,905 | -14.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £1,027,007 | 5% | Med | Feasible |
| Rent by the room | 3.52% | -£3,772 | £387,905 | -55.0% | — | Feasible |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Exeter · cap £1,296/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Exeter
- LHA monthly cap:
- £1,296
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- 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
Local lettings demandby strategyLive area data
Short-stay let64% occupancy
£268/night ADR
Based on 4 short-let comps nearby
Rent by the room conversion upside
+£32/mo cash flow vs Rent it out if converted to Rent by the room
3.20% Return before costs on price converted vs 1.94% as-is
Room mix (4 lettable rooms)
2× Double @ £655/mo1× Single @ £572/mo1× En-suite @ £760/mo
≈ £2,641/mo gross room income
As-is Rent it out
Monthly profit-£2,535
Return before costs on price1.94%
Cash needed£236,898
If converted to Rent by the room
Monthly profit-£2,503
Return before costs on price3.20%
Cash needed£252,898
Δ vs Rent it out Monthly profit+£32
Show conversion detail
Conversion cost estimate
£22,000
Range: £16,000 – £30,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£108,690–£202,680full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£9,480–£16,590
- Replumb£7,110–£14,220
- Windows£23,700–£42,660
- Paint + decor£16,590–£30,810
- Flooring£26,070–£49,770
Based on 1575 HMO comps within 839 m
Comparables
sold within 0.5 miWide · CV 34.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedExeter and North Devon Colleges Group16 plus · Further education · EX4 4JS
- Not ratedSt Wilfrid's SchoolNot applicable · Other independent school · EX4 4DA
- Not ratedUniversity of ExeterNot applicable · Higher education institutions · EX4 4QJ
- Not ratedSt David's CofE Primary SchoolPrimary · Academy converter · EX4 4EE
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£17,496
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£32,780
Exit costs
Projected sale price (5y · 2%/yr growth)£993,673
Capital gain (pre-CGT)£93,673
Sale costs (~2.5%)£24,842
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-£156,897
Rates as of Oct 2024
Acquisition costs
£353,905cash neededPurchase price£900,000
Deposit (25%)£225,000
Stamp duty+5% additional-property surcharge£80,000
Refurb£31,505
Legal + survey£2,900
Mortgage fees£14,500
Total cash neededdeposit + costs (loan covers the rest)£353,905
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Description
1 Beaumont is a beautifully presented detached family home, enjoying an exclusive position on the edge of the Duryard Valley within a small and highly regarded enclave of just six individual detached houses. Thoughtfully designed across three spacious levels, the property offers versatile family accommodation extending to approximately 2,370 sq ft, whilst benefitting from a peaceful setting that combines privacy with convenient access to Exeter city centre, the U…
Floor plans
Listing metarightmove · Wilkinson Grant & Co
About this listing
47 days · RightmovePrice history
5-year price trend
Monthly profit
−£2,732
Cash needed
£354K
Return after costs
-9.26%
IRR
-10.86%
Listed 47d ago
Exeter, Devon
detached · 4 bed · 3 bath · 2,370 sqft
£900,000
est £1,458 · 1.94% gross
1 / 21
0/100
Marginal
3.52% Rent by the room strategy — market rent unverified, verify locally.
1.94% Return before costs — around the area average for this property type.
Monthly profit −£2,732/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£900K
40% above sold comps
Return before costs (best)
3.52%
Rent by the room
Bedrooms
4
3 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: £1,474–£1,442/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £225,000
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 (£23,629–£44,107 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £675,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£2,732
after mortgage, operating costs & tax
Rent in£1,458/mo gross
£1,402/mo collected · £56/mo lost to voids
Where it goes
£3,656Mortgage
Outgoings exceed rent — you top up £2,732/mo
Mortgage£3,656
Costs£477
Management£146
Maintenance£100
Insurance£40
CapEx reserve£73
Voids + council tax£14
Ltd co. accounts£104
Tax—
Shortfall−£2,732
Returns
Return before costs on price1.94%
Cash return on cash-9.26%
Gross margin£925
Cash needed£353,905
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.38
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Exeter · cap £1,296/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Exeter
- LHA monthly cap:
- £1,296
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- 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 | £17,496 | £5,728 | £43,875 | £0 | £0 | -£32,107 | -£32,107 |
| Year 2 | £18,021 | £5,900 | £43,875 | £0 | £0 | -£31,754 | -£63,861 |
| Year 3 | £18,562 | £6,077 | £43,875 | £0 | £0 | -£31,390 | -£95,251 |
| Year 4 | £19,118 | £6,259 | £43,875 | £0 | £0 | -£31,016 | -£126,267 |
| Year 5 | £19,692 | £6,447 | £43,875 | £0 | £0 | -£30,630 | -£156,897 |
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 34.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£8,775
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£156,897
Acquisition costs
25% deposit£225,000
Stamp duty£80,000
Refurb£31,505
Legal + survey£2,900
Mortgage + broker£14,500
Cash needed£353,905
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
Description
1 Beaumont is a beautifully presented detached family home, enjoying an exclusive position on the edge of the Duryard Valley within a small and highly regarded enclave of just six individual detached houses. Thoughtfully designed across three spacious levels, the property offers versatile family accommodation extending to approximately 2,370 sq ft, whilst benefitting from a peaceful setting that combines privacy with convenient access to Exeter city centre, the U…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice