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Year 5 disposal
⊞ View all 14
21/ 100
Weak
6.10% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£176/mo — mildly negative — equity build may cover
- -1.0% 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
−£176/mo
You top up £176/mo
Price vs market
Above comparable sales
+120% vs 12 sold
Return · IRR
-1.0%/yr
Loses money over 5 years
Cash to get in
£334K
Deposit + fees + refurb
Price £720KReturn before costs on price 6.10%5-yr return on cash 2%Rent est. £3,658 (£2,830–£4,728)
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: £2,830–£4,728/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £180,000
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 (£58,227–£108,690 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £540,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£176
after mortgage, operating costs & tax
Rent in£3,658/mo gross
£3,517/mo collected · £141/mo lost to voids
Where it goes
£2,925Mortgage£768Costs
Outgoings exceed rent — you top up £176/mo
Mortgage£2,925
Costs£768
Management£366
Maintenance£67
Insurance£40
CapEx reserve£183
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£176
Returns
Return before costs on price6.10%
Cash return on cash-0.63%
Gross margin£2,749
Cash needed£334,336
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.20
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 | £43,896 | £9,218 | £35,100 | £0 | £0 | -£422 | -£422 |
| Year 2 | £45,213 | £9,494 | £35,100 | £0 | £118 | £500 | £79 |
| Year 3 | £46,569 | £9,779 | £35,100 | £0 | £321 | £1,369 | £1,448 |
| Year 4 | £47,966 | £10,073 | £35,100 | £0 | £531 | £2,263 | £3,710 |
| Year 5 | £49,405 | £10,375 | £35,100 | £0 | £747 | £3,184 | £6,894 |
Disposal gain (gross)-£87,471
CGT£0
Net Disposal proceeds£775,065
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
Conversion approvability
Per-property planning assessment
Likely approvable94% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 94% (349 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
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 profileFamily let
Tenant profilelikely cohortBA1 6QH · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Bath · 2.4 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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 · 1-bath · 1267 sqft
£30k–£58k
£ per sqft
building cost only
£24–£46
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£8,869–£16,471
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,937–£26,607
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 history36d on marketno cuts yet
Strategy matrix
Rent it out wins — -£176/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 | 6.10% | -£176 | £334,336 | 2.1% | Low | Feasible |
| Housing-benefit rent | 3.23% | -£1,692 | £334,336 | -26.1% | Med | Feasible |
| Council lease | 3.23% | -£1,293 | £334,336 | -21.4% | Low | Feasible |
| Refurb & refinance | 6.10% | -£176 | £401,390 | 1.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £893,590 | -2% | Med | Feasible |
| Rent by the room | 5.33% | -£1,565 | £334,336 | -21.8% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- Scheme type:
- leasing
- 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
Rent by the room conversion upside
-£1,753/mo cash flow vs Rent it out if converted to Rent by the room
4.00% Return before costs on price converted vs 6.10% as-is
As-is Rent it out
Monthly profit-£47
Return before costs on price6.10%
Cash needed£191,898
If converted to Rent by the room
Monthly profit-£1,800
Return before costs on price4.00%
Cash needed£207,898
Δ vs Rent it out Monthly profit-£1,753
Show conversion detail
Conversion cost estimate
£36,000
Range: £28,800 – £45,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 94% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 94% (349 decisions)
≈0.0% within 100 m vs 10% policy
£65,403–£124,663full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- Rewire£5,068–£10,136
- Replumb£3,801–£8,869
- Windows£12,670–£24,073
- Paint + decor£11,403–£20,272
- Flooring£16,471–£30,408
Comparables
sold within 0.5 miWide · CV 40.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (Bath and North East Somerset)
≈0.0% within 100 m vs 10% policy
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodSt Saviours Infant Church SchoolPrimary · Academy converter · BA1 6NY
- GoodSt Mark's CofE SchoolSecondary · Academy converter · BA1 6ND
- Not ratedSt Saviours Junior Church SchoolPrimary · Academy converter · BA1 6TG
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£43,896
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,110
Exit costs
Projected sale price (5y · 2%/yr growth)£794,938
Capital gain (pre-CGT)£74,938
Sale costs (~2.5%)£19,873
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£6,894
Rates as of Oct 2024
Acquisition costs
£334,336cash neededPurchase price£720,000
Deposit (25%)£180,000
Stamp duty+5% additional-property surcharge£62,000
Refurb£77,636
Legal + survey£2,900
Mortgage fees£11,800
Total cash neededdeposit + costs (loan covers the rest)£334,336
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Substantial semi-detached house with superb potential in this highly sought-after location.
Requires complete renovation | 4 Beds | 2 Receps | Generous corner-plot gardens | Garage & Driveway
What we like Let’s start with Dowding Road. It’s an attractive mix of detached and semi-detached mid-20th-century houses, evenly spaced along the road within sight of the local church and just a short walk down the hill to the village centre. Number 12 occupies a larger than average co…
Floor plans
Nearby active comparables2 rentals · 5 deals
Comparable rentals
BA1 · same beds + typeMedian nearby: £3,100/mo · 1 of 2 already let-£558 vs our est
- Marlborough Street Bath BA1Let4b£3,100/moMay 2026
- Marlborough Street Bath BA14b£3,100/moMay 2026
Listing metarightmove · Wild & Lye
About this listing
36 days · RightmovePrice history
5-year price trend
Monthly profit
−£176
Cash needed
£334K
Return after costs
-0.63%
IRR
-0.98%
Listed 36d ago
LARKHALL - Dowding Road
semi-detached · 4 bed · 1 bath · 1,267 sqft
£720,000
est £3,658 · 6.10% gross
1 / 14
21/100
Marginal
6.10% — verify the rent + comps locally.
6.10% Return before costs — around the area average for this property type.
Monthly profit −£176/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£720K
120% above sold comps
Return before costs
6.10%
est rent £3,658/monot enough comparablesRange £2,830–£4,728/mo (Q1–Q3)
Bedrooms
4
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: £2,830–£4,728/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £180,000
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 (£58,227–£108,690 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £540,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£176
after mortgage, operating costs & tax
Rent in£3,658/mo gross
£3,517/mo collected · £141/mo lost to voids
Where it goes
£2,925Mortgage£768Costs
Outgoings exceed rent — you top up £176/mo
Mortgage£2,925
Costs£768
Management£366
Maintenance£67
Insurance£40
CapEx reserve£183
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£176
Returns
Return before costs on price6.10%
Cash return on cash-0.63%
Gross margin£2,749
Cash needed£334,336
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.20
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- Scheme type:
- leasing
- 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 | £43,896 | £9,218 | £35,100 | £0 | £0 | -£422 | -£422 |
| Year 2 | £45,213 | £9,494 | £35,100 | £0 | £118 | £500 | £79 |
| Year 3 | £46,569 | £9,779 | £35,100 | £0 | £321 | £1,369 | £1,448 |
| Year 4 | £47,966 | £10,073 | £35,100 | £0 | £531 | £2,263 | £3,710 |
| Year 5 | £49,405 | £10,375 | £35,100 | £0 | £747 | £3,184 | £6,894 |
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 40.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£7,020
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£6,894
Acquisition costs
25% deposit£180,000
Stamp duty£62,000
Refurb£77,636
Legal + survey£2,900
Mortgage + broker£11,800
Cash needed£334,336
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
Substantial semi-detached house with superb potential in this highly sought-after location.
Requires complete renovation | 4 Beds | 2 Receps | Generous corner-plot gardens | Garage & Driveway
What we like Let’s start with Dowding Road. It’s an attractive mix of detached and semi-detached mid-20th-century houses, evenly spaced along the road within sight of the local church and just a short walk down the hill to the village centre. Number 12 occupies a larger than average co…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice