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Year 5 disposal
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84/ 100
Strong
Strong investment fundamentals.
Why it works
- 9.85% return before costs — above-market
- 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
+£56/mo
Barely breaks even each month
Price
£100K
No local sold comps to compare
Return · IRR
1.7%/yr
Modest annualised return
Cash to get in
£51K
Deposit + fees + refurb
Return before costs on price 9.85%5-yr return on cash 13%Rent est. £821 (£826–£816)
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: £826–£816/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £75,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£56
after mortgage, operating costs & tax
Rent in£821/mo gross
£789/mo collected · £32/mo lost to voids
Where it goes
£406Mortgage£314Costs
£56/mo left as profit · 7% of rent kept
Mortgage£406
Costs£314
Management£82
Maintenance£50
Insurance£20
CapEx reserve£41
Voids + council tax£6
Ltd co. accounts£104
Selective licensing£11
Tax£13
Profit+£56
Returns
Return before costs on price9.85%
Cash return on cash1.32%
Gross margin£476
Cash needed£50,990
Monthly profit payback75y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.94
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 | £9,852 | £3,766 | £4,875 | £0 | £230 | £981 | £981 |
| Year 2 | £10,148 | £3,879 | £4,875 | £0 | £265 | £1,129 | £2,110 |
| Year 3 | £10,452 | £3,995 | £4,875 | £0 | £301 | £1,281 | £3,391 |
| Year 4 | £10,766 | £4,115 | £4,875 | £0 | £337 | £1,439 | £4,829 |
| Year 5 | £11,089 | £4,238 | £4,875 | £0 | £375 | £1,600 | £6,429 |
Disposal gain (gross)-£15,842
CGT£0
Net Disposal proceeds£107,648
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
⚠️ Selective Licensing in scope
Selective — Thurcroft
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 cohortS66 9HA · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Sheffield Hallam · 14 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
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
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 history32d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£27,950 in 2000 → £100,000 asking
+257.8%in 26y
- 2000£27,950+3.7% in 5y
- 1995£26,950—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent by the room wins — +£125/mo · £39/mo ahead of Council lease (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 9.85% | +£56 | £50,990 | 12.6% | Low | Feasible |
| Housing-benefit rent | 6.59% | -£185 | £50,990 | -14.9% | Med | Feasible |
| Council lease | 9.85% | +£86 | £50,990 | 13.2% | Low | Feasible |
| Refurb & refinance | 9.85% | +£65 | £62,706 | 11.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £130,206 | -7% | Med | Feasible |
| ⭐ Rent by the room | 19.80% | +£125 | £50,990 | 31.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Rotherham · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Rotherham
- LHA monthly cap:
- £549
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£445/mo cash flow vs Rent it out if converted to Rent by the room
28.80% Return before costs on price converted vs 9.85% as-is
As-is Rent it out
Monthly profit+£59
Return before costs on price9.85%
Cash needed£36,898
If converted to Rent by the room
Monthly profit+£504
Return before costs on price28.80%
Cash needed£52,898
Δ vs Rent it out Monthly profit+£445
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£32,541–£60,000full refurb + room split
⚠️ Capped at 60% of £100,000 asking (£60,000). Raw model: £55,700–£102,700. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,258–£10,516
- 1 × bathroom£3,505–£6,426
- Rewire£2,571–£4,499
- Replumb£1,928–£3,856
- Windows£6,426–£11,568
- Paint + decor£5,141–£8,997
- Flooring£7,712–£14,138
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodThe Willows SchoolNot applicable · Academy special converter · S66 9NT
- Not ratedThurcroft Infant SchoolPrimary · Academy converter · S66 9NT
- Not ratedThurcroft Junior AcademyPrimary · Academy sponsor led · S66 9DD
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£9,852
Section 24 credit£0
Annual tax due£230
Post-tax Monthly profit annual£602
Exit costs
Projected sale price (5y · 2%/yr growth)£110,408
Capital gain (pre-CGT)£10,408
Sale costs (~2.5%)£2,760
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£6,429
Rates as of Oct 2024
Acquisition costs
£50,990cash neededPurchase price£100,000
Deposit (25%)£25,000
Stamp duty+5% additional-property surcharge£5,000
Refurb£16,790
Legal + survey£1,700
Mortgage fees£2,500
Total cash neededdeposit + costs (loan covers the rest)£50,990
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Appealing to a range of buyers including investors, first-time buyers and families, this spacious three-bedroom mid-terrace home is situated in Thurcroft and benefits from off-street parking. The property is in need of some TLC, offering an excellent opportunity for those looking to add their own personal touch. Available with no upward chain.
In brief, the property comprises; entrance hall, living room, modern fitted kitchen, rear hall, ground floor bathroom, landing with l…
Floor plans
Nearby active comparables6 rentals
Comparable rentals
S66 · same beds + typeMedian nearby: £858/mo · 6 of 6 already let+£37 vs our est
- Scholfield Crescent, Maltby, RotherhamLet3b£840/moMay 2026
- Duke Avenue, Maltby, RotherhamLet3b£830/moMay 2026
- Atlee Close, Maltby, RotherhamLet3b£875/moMay 2026
- Duke Avenue, Maltby, Rotherham S66Let3b£830/moMay 2026
- Atlee Close, Maltby, Rotherham S66Let3b£875/moMay 2026
- Albert Street, Maltby, Rotherham S66Let3b£1,850/moJun 2025
Other deals nearby
S66 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Reeds Rains
About this listing
32 days · RightmovePrice history
5-year price trend
Monthly profit
+£56
Cash needed
£51K
Return after costs
1.32%
IRR
1.67%
Listed 32d ago
Green Arbour Road, Thurcroft, Rotherham, South Yorkshire, S66
terraced · 3 bed · 1 bath
£100,000
est £821 · 9.85% gross
1 / 10
84/100
Strong
Real 9.85% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.85% Return before costs — above-market
Price
£100K
Return before costs
9.85%
est rent £821/monot enough comparables
Bedrooms
3
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: £826–£816/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £75,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£56
after mortgage, operating costs & tax
Rent in£821/mo gross
£789/mo collected · £32/mo lost to voids
Where it goes
£406Mortgage£314Costs
£56/mo left as profit · 7% of rent kept
Mortgage£406
Costs£314
Management£82
Maintenance£50
Insurance£20
CapEx reserve£41
Voids + council tax£6
Ltd co. accounts£104
Selective licensing£11
Tax£13
Profit+£56
Returns
Return before costs on price9.85%
Cash return on cash1.32%
Gross margin£476
Cash needed£50,990
Monthly profit payback75y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.94
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Rotherham · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Rotherham
- LHA monthly cap:
- £549
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £9,852 | £3,766 | £4,875 | £0 | £230 | £981 | £981 |
| Year 2 | £10,148 | £3,879 | £4,875 | £0 | £265 | £1,129 | £2,110 |
| Year 3 | £10,452 | £3,995 | £4,875 | £0 | £301 | £1,281 | £3,391 |
| Year 4 | £10,766 | £4,115 | £4,875 | £0 | £337 | £1,439 | £4,829 |
| Year 5 | £11,089 | £4,238 | £4,875 | £0 | £375 | £1,600 | £6,429 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£975
Annual rental tax£158
CGT yr 5£0 · company level
5y net total£6,429
Acquisition costs
25% deposit£25,000
Stamp duty£5,000
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£2,500
Cash needed£50,990
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
Appealing to a range of buyers including investors, first-time buyers and families, this spacious three-bedroom mid-terrace home is situated in Thurcroft and benefits from off-street parking. The property is in need of some TLC, offering an excellent opportunity for those looking to add their own personal touch. Available with no upward chain.
In brief, the property comprises; entrance hall, living room, modern fitted kitchen, rear hall, ground floor bathroom, landing with l…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice