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Year 5 disposal
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Weak
3.14% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 2.47% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£2,640/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
+94% vs 12 sold
Return · IRR
-10.9%/yr
Loses money over 5 years
Cash to get in
£362K
Deposit + fees + refurb
Price £995KReturn before costs on price · Rent by the room 3.14%5-yr return on cash -41%Rent est. £2,047 (£1,619–£2,588)
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: £1,619–£2,588/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £248,750
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £746,250 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
-£2,640
after mortgage, operating costs & tax
Rent in£2,047/mo gross
£1,968/mo collected · £79/mo lost to voids
Where it goes
£4,042Mortgage
Outgoings exceed rent — you top up £2,640/mo
Mortgage£4,042
Costs£567
Management£205
Maintenance£100
Insurance£40
CapEx reserve£102
Voids + council tax£15
Ltd co. accounts£104
Tax—
Shortfall−£2,640
Returns
Return before costs on price2.47%
Cash return on cash-8.75%
Gross margin£1,402
Cash needed£361,925
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.49
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 | £24,564 | £6,798 | £48,506 | £0 | £0 | -£30,740 | -£30,740 |
| Year 2 | £25,301 | £7,002 | £48,506 | £0 | £0 | -£30,207 | -£60,948 |
| Year 3 | £26,060 | £7,212 | £48,506 | £0 | £0 | -£29,658 | -£90,606 |
| Year 4 | £26,842 | £7,428 | £48,506 | £0 | £0 | -£29,093 | -£119,699 |
| Year 5 | £27,647 | £7,651 | £48,506 | £0 | £0 | -£28,511 | -£148,210 |
Disposal gain (gross)-£21,154
CGT£0
Net Disposal proceeds£1,071,096
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 profileFamily let
Tenant profilelikely cohortEX4 2HW · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Exeter · 6.4 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 · 3-bath · 3036 sqft
£68k–£132k
£ per sqft
building cost only
£23–£43
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£21,252–£39,468
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£33,396–£63,756
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 history30d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — -£1,445/mo · £1,195/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 | 2.47% | -£2,640 | £361,925 | -41.0% | Low | Feasible |
| Housing-benefit rent | 1.56% | -£3,341 | £361,925 | -52.9% | Med | Feasible |
| Council lease | 1.56% | -£3,055 | £361,925 | -49.6% | Low | Feasible |
| Refurb & refinance | 2.47% | -£2,640 | £412,215 | -36.0% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 6.32% | -£1,445 | £361,925 | -21.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £1,092,790 | 8% | Med | Feasible |
| Rent by the room | 3.14% | -£4,182 | £395,925 | -60.2% | — | 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:
- 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
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
-£446/mo cash flow vs Rent it out if converted to Rent by the room
2.89% Return before costs on price converted vs 2.47% as-is
Room mix (4 lettable rooms)
2× Double @ £663/mo1× Single @ £561/mo1× En-suite @ £717/mo
≈ £2,605/mo gross room income
As-is Rent it out
Monthly profit-£2,428
Return before costs on price2.47%
Cash needed£260,648
If converted to Rent by the room
Monthly profit-£2,874
Return before costs on price2.89%
Cash needed£276,648
Δ vs Rent it out Monthly profit-£446
Show conversion detail
Conversion cost estimate
£22,000
Range: £16,000 – £30,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£132,000–£245,970full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£12,144–£21,252
- Replumb£9,108–£18,216
- Windows£30,360–£54,648
- Paint + decor£21,252–£39,468
- Flooring£33,396–£63,756
Based on 1120 HMO comps within 8.5 km
Comparables
sold within 0.5 miWide · CV 42.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score70 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodExwick Heights Primary SchoolPrimary · Academy converter · EX4 2FB
- Not ratedSt Gabriel's CofE Primary SchoolPrimary · Academy converter · EX4 2BY
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£24,564
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£31,685
Exit costs
Projected sale price (5y · 2%/yr growth)£1,098,560
Capital gain (pre-CGT)£103,560
Sale costs (~2.5%)£27,464
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-£148,210
Rates as of Oct 2024
Acquisition costs
£361,925cash neededPurchase price£995,000
Deposit (25%)£248,750
Stamp duty+5% additional-property surcharge£93,000
Refurb£1,350
Legal + survey£2,900
Mortgage fees£15,925
Total cash neededdeposit + costs (loan covers the rest)£361,925
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A stunning detached period farm house located around 5 miles from the centre of Exeter, recently renovated to an exceptional standard offering charming, adaptable accommodation with the benefit of a detached 2 bedroom holiday set in stunning grounds of 3.7 acres and being sold with no onward chain.
Situation - Balls Farm is a totally private, peaceful sanctuary located on the edge of the village of Whitestone at the end of a private drive. The property is set in a wonderful…
Floor plans
Listing metarightmove · Stags
About this listing
30 days · RightmovePrice history
5-year price trend
Monthly profit
−£2,640
Cash needed
£362K
Return after costs
-8.75%
IRR
-10.86%
Listed 30d ago
Whitestone, Exeter
detached · 4 bed · 3 bath · 3,036 sqft
£995,000
est £2,047 · 2.47% gross
1 / 28
0/100
Marginal
3.14% Rent by the room strategy — market rent unverified, verify locally.
2.47% Return before costs — around the area average for this property type.
Monthly profit −£2,640/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£995K
94% above sold comps
Return before costs (best)
3.14%
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: £1,619–£2,588/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £248,750
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £746,250 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
-£2,640
after mortgage, operating costs & tax
Rent in£2,047/mo gross
£1,968/mo collected · £79/mo lost to voids
Where it goes
£4,042Mortgage
Outgoings exceed rent — you top up £2,640/mo
Mortgage£4,042
Costs£567
Management£205
Maintenance£100
Insurance£40
CapEx reserve£102
Voids + council tax£15
Ltd co. accounts£104
Tax—
Shortfall−£2,640
Returns
Return before costs on price2.47%
Cash return on cash-8.75%
Gross margin£1,402
Cash needed£361,925
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.49
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:
- 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 | £24,564 | £6,798 | £48,506 | £0 | £0 | -£30,740 | -£30,740 |
| Year 2 | £25,301 | £7,002 | £48,506 | £0 | £0 | -£30,207 | -£60,948 |
| Year 3 | £26,060 | £7,212 | £48,506 | £0 | £0 | -£29,658 | -£90,606 |
| Year 4 | £26,842 | £7,428 | £48,506 | £0 | £0 | -£29,093 | -£119,699 |
| Year 5 | £27,647 | £7,651 | £48,506 | £0 | £0 | -£28,511 | -£148,210 |
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 42.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£9,701
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£148,210
Acquisition costs
25% deposit£248,750
Stamp duty£93,000
Refurb£1,350
Legal + survey£2,900
Mortgage + broker£15,925
Cash needed£361,925
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
A stunning detached period farm house located around 5 miles from the centre of Exeter, recently renovated to an exceptional standard offering charming, adaptable accommodation with the benefit of a detached 2 bedroom holiday set in stunning grounds of 3.7 acres and being sold with no onward chain.
Situation - Balls Farm is a totally private, peaceful sanctuary located on the edge of the village of Whitestone at the end of a private drive. The property is set in a wonderful…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice