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Year 5 disposal
BMV -13%
⊞ View all 12
41/ 100
Caution
Real 7.27% return before costs but flagged risks need pricing in.
Why it works
- 7.27% return before costs — above-market
- Priced below market -13% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£51/mo — mildly negative — equity build may cover
- -0.7% 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
−£51/mo
You top up £51/mo
Price vs market
Below market value
-13% vs 12 sold · interior unseen
Return · IRR
-0.7%/yr
Loses money over 5 years
Cash left in
£44K
Stays in after refinancing at value
Price £150KCash to buy £61KReturn before costs on price 7.27%5-yr return on cash 2%Rent est. £909 (£828–£998)
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: £828–£998/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£51
after mortgage, operating costs & tax
Rent in£909/mo gross
£874/mo collected · £35/mo lost to voids
Where it goes
£609Mortgage£316Costs
Outgoings exceed rent — you top up £51/mo
Mortgage£609
Costs£316
Management£91
Maintenance£50
Insurance£20
CapEx reserve£45
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£51
Returns
Return before costs on price7.27%
Cash return on cash-1.00%
Gross margin£558
Cash needed£61,214
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
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 | £10,908 | £3,790 | £7,313 | £0 | £0 | -£195 | -£195 |
| Year 2 | £11,235 | £3,904 | £7,313 | £0 | £4 | £15 | -£180 |
| Year 3 | £11,572 | £4,021 | £7,313 | £0 | £45 | £194 | £14 |
| Year 4 | £11,919 | £4,142 | £7,313 | £0 | £88 | £377 | £391 |
| Year 5 | £12,277 | £4,266 | £7,313 | £0 | £133 | £566 | £957 |
Disposal gain (gross)-£8,992
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 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
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 profileMixed demand
Tenant profilelikely cohortDE21 7JJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Nottingham · 14 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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
2-bed · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history42d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£115,000 in 2022 → £150,000 asking
+30.4%in 4y
- 2022£115,000+45.6% in 1y
- 2021£79,000+5.3% in 15y
- 2006£75,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£65/mo · £116/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.27% | -£51 | £61,214 | 1.6% | Low | Feasible |
| Housing-benefit rent | 4.74% | -£348 | £61,214 | -27.7% | Med | Feasible |
| ⭐ Council lease | 7.27% | +£65 | £61,214 | 9.7% | Low | Feasible |
| Refurb & refinance | 7.27% | -£51 | £73,020 | 1.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £174,770 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +800% 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
+£397/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 7.27% as-is
As-is Rent it out
Monthly profit-£51
Return before costs on price7.27%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£397
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miWide · CV 26.8%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
- GoodAsterdale Primary SchoolPrimary · Academy converter · DE21 7PH
- GoodBorrow Wood Primary SchoolPrimary · Academy converter · DE21 7QW
- GoodSt Werburgh's CofE Primary SchoolPrimary · Academy converter · DE21 7LL
- Not ratedSpringfield Primary SchoolPrimary · Academy converter · DE21 7AB
- Not ratedWest Park SchoolSecondary · Academy converter · DE21 7BT
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£10,908
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£614
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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£957
Rates as of Oct 2024
Acquisition costs
£61,214cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£10,764
Legal + survey£1,700
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£61,214
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUMMARY Hall and Benson are pleased to bring to market Gladstone Road, a well-presented two-bedroom, end-terraced home offering low-maintenance living in the heart of Spondon. Gladstone Road, is an ideal purchase for first-time buyers, downsizers or investors!!
DESCRIPTION Upon entering, you are welcomed by a practical entrance porch, ideal for coats and shoes, leading through to a bright and inviting lounge filled with natural light. To the rear, the contemporary fitted kit…
Floor plans
Nearby active comparables5 deals
Comparable rentals
DE21 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Hall & Benson
About this listing
42 days · RightmovePrice history
5-year price trend
Monthly profit
−£51
Cash needed
£61K
Return after costs
-1.00%
IRR
-0.66%
Listed 42d ago
Gladstone Road, Spondon, Derby
terraced · 2 bed · 1 bath
£150,000
est £909 · 7.27% gross
Priced below market
1 / 12
41/100
Caution
7.27% — verify the rent + comps locally.
Priced below market -13% vs 12 nearby sold (last 12 mo)
7.27% Return before costs — above-market
Price
£150K
13% below sold comps
Return before costs
7.27%
est rent £909/monot enough comparablesRange £828–£998/mo (Q1–Q3)
Bedrooms
2
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: £828–£998/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£51
after mortgage, operating costs & tax
Rent in£909/mo gross
£874/mo collected · £35/mo lost to voids
Where it goes
£609Mortgage£316Costs
Outgoings exceed rent — you top up £51/mo
Mortgage£609
Costs£316
Management£91
Maintenance£50
Insurance£20
CapEx reserve£45
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£51
Returns
Return before costs on price7.27%
Cash return on cash-1.00%
Gross margin£558
Cash needed£61,214
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- 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 | £10,908 | £3,790 | £7,313 | £0 | £0 | -£195 | -£195 |
| Year 2 | £11,235 | £3,904 | £7,313 | £0 | £4 | £15 | -£180 |
| Year 3 | £11,572 | £4,021 | £7,313 | £0 | £45 | £194 | £14 |
| Year 4 | £11,919 | £4,142 | £7,313 | £0 | £88 | £377 | £391 |
| Year 5 | £12,277 | £4,266 | £7,313 | £0 | £133 | £566 | £957 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 26.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,463
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£957
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£3,250
Cash needed£61,214
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 Hall and Benson are pleased to bring to market Gladstone Road, a well-presented two-bedroom, end-terraced home offering low-maintenance living in the heart of Spondon. Gladstone Road, is an ideal purchase for first-time buyers, downsizers or investors!!
DESCRIPTION Upon entering, you are welcomed by a practical entrance porch, ideal for coats and shoes, leading through to a bright and inviting lounge filled with natural light. To the rear, the contemporary fitted kit…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice