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Year 5 disposal
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20/ 100
Weak
6.96% Rent by the room return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£245/mo — significantly negative — real recurring drain
- -2.7% 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
−£245/mo
You top up £245/mo
Price
£290K
No local sold comps to compare
Return · IRR
-2.7%/yr
Loses money over 5 years
Cash to get in
£111K
Deposit + fees + refurb
Return before costs on price · Rent by the room 6.96%5-yr return on cash -7%Rent est. £1,348 (£1,303–£1,395)
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
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: £1,303–£1,395/mo · n=34
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£9,275–£17,312 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £217,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£245
after mortgage, operating costs & tax
Rent in£1,348/mo gross
£1,296/mo collected · £52/mo lost to voids
Where it goes
£1,133Mortgage£408Costs
Outgoings exceed rent — you top up £245/mo
Mortgage£1,133
Costs£408
Management£135
Maintenance£67
Insurance£28
CapEx reserve£67
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£245
Returns
Return before costs on price5.58%
Cash return on cash-2.63%
Gross margin£888
Cash needed£111,366
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.10
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 | £16,176 | £4,894 | £13,594 | £0 | £0 | -£2,312 | -£2,312 |
| Year 2 | £16,661 | £5,041 | £13,594 | £0 | £0 | -£1,974 | -£4,286 |
| Year 3 | £17,161 | £5,192 | £13,594 | £0 | £0 | -£1,625 | -£5,911 |
| Year 4 | £17,676 | £5,348 | £13,594 | £0 | £0 | -£1,266 | -£7,177 |
| Year 5 | £18,206 | £5,509 | £13,594 | £0 | £0 | -£896 | -£8,073 |
Disposal gain (gross)-£11,337
CGT£0
Net Disposal proceeds£312,179
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 approvable83% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 83% (446 decisions)
- 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 50 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 cohortNN6 7WQ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Birmingham City · 52.7 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 · 2-bath · 829 sqft
£25k–£50k
£ per sqft
building cost only
£31–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,803–£10,777
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,119–£17,409
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 history29d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£285,000 in 2022 → £290,000 asking
+1.8%in 4y
- 2022£285,000+21.5% in 5y
- 2017£234,495—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£245/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 | 5.58% | -£245 | £111,366 | -7.2% | Low | Feasible |
| Housing-benefit rent | 3.72% | -£669 | £111,366 | -30.5% | Med | Feasible |
| Council lease | 0.00% | -£1,332 | £111,366 | -72.4% | Low | Feasible |
| Refurb & refinance | 5.58% | -£245 | £130,812 | -6.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £328,462 | 5% | Med | Feasible |
| Rent by the room | 6.96% | -£1,236 | £137,366 | -48.2% | — | Feasible |
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
+£122/mo cash flow vs Rent it out if converted to Rent by the room
9.93% Return before costs on price converted vs 5.58% as-is
Room mix (3 lettable rooms)
1× Double @ £571/mo1× Single @ £477/mo1× En-suite @ £636/mo
≈ £1,683/mo gross room income
As-is Rent it out
Monthly profit-£242
Return before costs on price5.58%
Cash needed£84,398
If converted to Rent by the room
Monthly profit-£120
Return before costs on price9.93%
Cash needed£100,398
Δ vs Rent it out Monthly profit+£122
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 83% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 83% (446 decisions)
≈0.0% within 50 m vs 10% policy
£49,055–£92,065full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,316–£5,803
- Replumb£2,487–£4,974
- Windows£8,290–£14,922
- Paint + decor£5,803–£10,777
- Flooring£9,119–£17,409
Based on 43 HMO comps within 8.3 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (West Northamptonshire)
≈0.0% within 50 m vs 10% policy
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodCrick Primary SchoolPrimary · Community school · NN6 7TU
- GoodLong Buckby Infant SchoolPrimary · Community school · NN6 7RE
- Not ratedLong Buckby Junior SchoolPrimary · Community school · NN6 7PX
- Not ratedWest Haddon Endowed Church of England Primary SchoolPrimary · Voluntary controlled school · NN6 7AN
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£16,176
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,934
Exit costs
Projected sale price (5y · 2%/yr growth)£320,183
Capital gain (pre-CGT)£30,183
Sale costs (~2.5%)£8,005
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-£8,073
Rates as of Oct 2024
Acquisition costs
£111,366cash neededPurchase price£290,000
Deposit (25%)£72,500
Stamp duty+5% additional-property surcharge£19,000
Refurb£12,366
Legal + survey£2,150
Mortgage fees£5,350
Total cash neededdeposit + costs (loan covers the rest)£111,366
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Three Bedroom Semi-Detached Property For Sale in Crick, Northamptonshire This is a very well-presented three bedroom semi-detached home in Crick, built just under 10 years ago, with a layout that works well for modern family life. It has a good-sized lounge, a spacious kitchen/dining room, a downstairs WC, three bedrooms, an ensuite to the main bedroom, driveway parking and a landscaped rear garden. However, one of the biggest surprises here, is the cabin in the garden. It ha…
Floor plans
Listing metarightmove · Campbells
About this listing
29 days · RightmovePrice history
5-year price trend
Monthly profit
−£245
Cash needed
£111K
Return after costs
-2.63%
IRR
-2.69%
Listed 29d ago
5, HASWELL ROAD, CRICK, NORTHAMPTON, NN6 7WQ
✓ Verified address
semi-detached · 3 bed · 2 bath · 829 sqft
£290,000
est £1,348 · 5.58% gross
1 / 46
20/100
Marginal
6.96% — verify the rent + comps locally.
5.58% Return before costs — around the area average for this property type.
Monthly profit −£245/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£290K
Return before costs (best)
6.96%
Rent by the room
Bedrooms
3
2 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
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: £1,303–£1,395/mo · n=34
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£9,275–£17,312 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £217,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£245
after mortgage, operating costs & tax
Rent in£1,348/mo gross
£1,296/mo collected · £52/mo lost to voids
Where it goes
£1,133Mortgage£408Costs
Outgoings exceed rent — you top up £245/mo
Mortgage£1,133
Costs£408
Management£135
Maintenance£67
Insurance£28
CapEx reserve£67
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£245
Returns
Return before costs on price5.58%
Cash return on cash-2.63%
Gross margin£888
Cash needed£111,366
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.10
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 | £16,176 | £4,894 | £13,594 | £0 | £0 | -£2,312 | -£2,312 |
| Year 2 | £16,661 | £5,041 | £13,594 | £0 | £0 | -£1,974 | -£4,286 |
| Year 3 | £17,161 | £5,192 | £13,594 | £0 | £0 | -£1,625 | -£5,911 |
| Year 4 | £17,676 | £5,348 | £13,594 | £0 | £0 | -£1,266 | -£7,177 |
| Year 5 | £18,206 | £5,509 | £13,594 | £0 | £0 | -£896 | -£8,073 |
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£2,719
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£8,073
Acquisition costs
25% deposit£72,500
Stamp duty£19,000
Refurb£12,366
Legal + survey£2,150
Mortgage + broker£5,350
Cash needed£111,366
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
Three Bedroom Semi-Detached Property For Sale in Crick, Northamptonshire This is a very well-presented three bedroom semi-detached home in Crick, built just under 10 years ago, with a layout that works well for modern family life. It has a good-sized lounge, a spacious kitchen/dining room, a downstairs WC, three bedrooms, an ensuite to the main bedroom, driveway parking and a landscaped rear garden. However, one of the biggest surprises here, is the cabin in the garden. It ha…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice