9.87% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Priced below market -26% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
Monthly profit −£435/mo — significantly negative — real recurring drain
-4.7% 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
−£435/mo
You top up £435/mo
Price vs market
Below market value
-26% vs 12 sold · interior unseen
Return · IRR
-4.7%/yr
Loses money over 5 years
Cash left in
£40K
Stays in after refinancing at value
Price £260KCash to buy £110KReturn before costson price · Rent by the room9.87%5-yr return on cash -19%Rent est. £1,061 (£922–£1,221)
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: £922–£1,221/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£16,215–£30,268 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%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Cladding safety certificateNot stated on the listingHeritageNot stated on the listing
Heritage& planning constraintsCADW 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.
+£355/mo cash flow vs Rent it out if converted to Rent by the room
11.08% Return before costs on price converted vs 4.90% as-is
Room mix (4 lettable rooms)
2× Double @ £535/mo1× Single @ £459/mo1× En-suite @ £609/mo
≈ £2,138/mo gross room income
As-is Rent it out
Monthly profit-£357
Return before costson price4.90%
Cash needed£76,898
If converted to Rent by the room
Monthly profit-£3
Return before costson price11.08%
Cash needed£92,898
Δ vs Rent it outMonthly profit+£355
Show conversion detail
Conversion cost estimate
£30,000
Range: £24,000 – £38,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£55,290–£103,780full refurb + room split
What's in this cost
Kitchen£8,640–£17,280
1 × bathroom£5,700–£10,450
Rewire£4,680–£8,190
Replumb£3,510–£7,020
Windows£11,700–£21,060
Paint + decor£8,190–£15,210
Flooring£12,870–£24,570
Based on 2363 HMO comps within 3.3 km
Comparables
sold within 0.5 mi
Wide · CV 38.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 10 / 100
Loading map…
Transport score10 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
Bishop Vaughan R.C. School
Not applicable · Welsh establishment · SA6 7QG
Not rated
Clase Primary School
Not applicable · Welsh establishment · SA6 7JX
Not rated
YGG Tan-y-lan
Not applicable · Welsh establishment · SA6 7DU
Not rated
Ysgol Calon Lan
Not applicable · Welsh establishment · SA6 7PA
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£5,222/yr kept
Annual gross rent£12,732
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£5,222
Exit costs
-£21,206 after CGT
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 profitafter CGT-£21,206
Rates as of Oct 2024
Acquisition costs
£109,620cash needed
Purchase price£260,000
Deposit (25%)£65,000
Stamp duty+4% higher-rate surcharge£15,950
Refurb£21,620
Legal + survey£2,150
Mortgage fees£4,900
Total cash neededdeposit + costs (loan covers the rest)£109,620
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUMMARY
Stunning four bedroom detached bungalow available with No ongoing chain
DESCRIPTION
Situated in the desirable location of Morriston, this impressive four-bedroom detached bungalow offers generous accommodation, attractive outdoor space and sea views, making it an excellent opportunity for families, downsizers or those seeking a versatile home.
The property provides four well-proportioned bedrooms, with two bedrooms located on the ground floor and a further two bedro…
9.87%Rent by the room strategy — market rent unverified, verify locally.
Priced below market -26% vs 12 nearby sold (last 12 mo)
Price
£260K
26% below sold comps
Return before costs (best)
9.87%
Rent by the room
Bedrooms
4
1 bath
Energy rating
—
Energy rating
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: £922–£1,221/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£16,215–£30,268 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%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Short-let (SA) context325 active short-lets nearby
Short-let market context
Local nightly-rate and occupancy benchmarks for this postcode.
325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Swansea · cap £818/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Swansea
LHA monthly cap:
£818
Scheme type:
leasing
Premium:
+800% 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
£12,732
£4,789
£12,675
£0
£0
-£4,732
-£4,732
Year 2
£13,114
£4,933
£12,675
£0
£0
-£4,494
-£9,226
Year 3
£13,507
£5,081
£12,675
£0
£0
-£4,249
-£13,475
Year 4
£13,913
£5,233
£12,675
£0
£0
-£3,996
-£17,471
Year 5
£14,330
£5,390
£12,675
£0
£0
-£3,735
-£21,206
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)4 bd
Conversion£38,000
If converted
Gross / mo£2,138
Gross Rent by the room yield9.87%
What we verified
12 total
5007
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 profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Wide · CV 38.3%Med confidence
Loading nearby sold…
Location & transport
Score 10/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,535
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£21,206
Acquisition costs
£110K
25% deposit£65,000
Stamp duty£15,950
Refurb£21,620
Legal + survey£2,150
Mortgage + broker£4,900
Cash needed£109,620
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
SUMMARY
Stunning four bedroom detached bungalow available with No ongoing chain
DESCRIPTION
Situated in the desirable location of Morriston, this impressive four-bedroom detached bungalow offers generous accommodation, attractive outdoor space and sea views, making it an excellent opportunity for families, downsizers or those seeking a versatile home.
The property provides four well-proportioned bedrooms, with two bedrooms located on the ground floor and a further two bedro…