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Year 5 disposal
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Weak
3.76% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 3.76% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,520/mo — heavily negative — needs monthly capital injection
- -6.5% 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
−£2K/mo
You top up £2K/mo
Price
£850K
No local sold comps to compare
Return · IRR
-6.5%/yr
Loses money over 5 years
Cash to get in
£338K
Deposit + fees + refurb
Return before costs on price 3.76%5-yr return on cash -23%Rent est. £2,660 (£2,291–£3,088)
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: £2,291–£3,088/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £212,500
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 (£25,399–£47,411 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £637,500 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 £400K+
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,520
after mortgage, operating costs & tax
Rent in£2,660/mo gross
£2,558/mo collected · £102/mo lost to voids
Where it goes
£3,453Mortgage
Outgoings exceed rent — you top up £1,520/mo
Mortgage£3,453
Costs£625
Management£266
Maintenance£67
Insurance£40
CapEx reserve£133
Voids + council tax£14
Ltd co. accounts£104
Tax—
Shortfall−£1,520
Returns
Return before costs on price3.76%
Cash return on cash-5.40%
Gross margin£1,933
Cash needed£338,015
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.74
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 | £31,920 | £7,495 | £41,438 | £0 | £0 | -£17,012 | -£17,012 |
| Year 2 | £32,878 | £7,719 | £41,438 | £0 | £0 | -£16,279 | -£33,291 |
| Year 3 | £33,864 | £7,951 | £41,438 | £0 | £0 | -£15,524 | -£48,816 |
| Year 4 | £34,880 | £8,189 | £41,438 | £0 | £0 | -£14,747 | -£63,563 |
| Year 5 | £35,926 | £8,435 | £41,438 | £0 | £0 | -£13,946 | -£77,509 |
Disposal gain (gross)-£46,758
CGT£0
Net Disposal proceeds£915,007
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 9AY · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Oxford Brookes · 65.2 km
Reason
5-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
5-bed · 3-bath · 2560 sqft
£60k–£116k
£ per sqft
building cost only
£23–£45
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£17,920–£33,280
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£28,160–£53,760
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
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 history26d on marketno cuts yet
Strategy matrix
Rent it out wins — -£1,520/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 | 3.76% | -£1,520 | £338,015 | -22.9% | Low | Feasible |
| Housing-benefit rent | 1.63% | -£2,822 | £338,015 | -47.7% | Med | Feasible |
| Council lease | 1.63% | -£2,565 | £338,015 | -44.6% | Low | Feasible |
| Refurb & refinance | 3.76% | -£1,520 | £394,061 | -19.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £975,311 | 4% | Med | Feasible |
| Rent by the room | 4.41% | -£2,288 | £338,015 | -34.7% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Northampton · cap £1,157/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Northampton
- LHA monthly cap:
- £1,157
- Scheme type:
- leasing
- Premium:
- +0% 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
-£943/mo cash flow vs Rent it out if converted to Rent by the room
3.39% Return before costs on price converted vs 3.76% as-is
As-is Rent it out
Monthly profit-£1,365
Return before costs on price3.76%
Cash needed£224,398
If converted to Rent by the room
Monthly profit-£2,308
Return before costs on price3.39%
Cash needed£240,398
Δ vs Rent it out Monthly profit-£943
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
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
£115,340–£215,030full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£10,240–£17,920
- Replumb£7,680–£15,360
- Windows£25,600–£46,080
- Paint + decor£17,920–£33,280
- Flooring£28,160–£53,760
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
Citywide Article 4 (West Northamptonshire)
≈0.0% within 50 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBrixworth CofE VC Primary SchoolPrimary · Voluntary controlled school · NN6 9BG
- GoodPitsford Primary SchoolPrimary · Community school · NN6 9AU
- Not ratedPitsford SchoolNot applicable · Other independent school · NN6 9AX
- Not ratedMaidwell Primary SchoolPrimary · Community school · NN6 9JF
- Not ratedWalgrave Primary SchoolPrimary · Community school · NN6 9PH
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£31,920
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£18,240
Exit costs
Projected sale price (5y · 2%/yr growth)£938,469
Capital gain (pre-CGT)£88,469
Sale costs (~2.5%)£23,462
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-£77,509
Rates as of Oct 2024
Acquisition costs
£338,015cash neededPurchase price£850,000
Deposit (25%)£212,500
Stamp duty+5% additional-property surcharge£75,000
Refurb£33,865
Legal + survey£2,900
Mortgage fees£13,750
Total cash neededdeposit + costs (loan covers the rest)£338,015
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This very attractive period stone barn conversion offers spacious four/five bedroomed accommodation of approximately 2,700 square feet in an edge of village location backing onto and directly overlooking open pasture. The well maintained interior comprises two/three reception rooms, a large Rutland double glazed conservatory and a superb 20 foot long kitchen/breakfast room. Externally there is a gated courtyard drive in front of a double garage and extensive lawned gardens to…
Floor plans
Listing metarightmove · Richard Greener
About this listing
26 days · RightmovePrice history
5-year price trend
Monthly profit
−£1,520
Cash needed
£338K
Return after costs
-5.40%
IRR
-6.54%
Listed 26d ago
Moulton Road, Pitsford, Northampton
barn conversion · 5 bed · 3 bath · 2,560 sqft
£850,000
est £2,660 · 3.76% gross
Chain free
1 / 40
0/100
Marginal
3.76% — verify the rent + comps locally.
Chain free
Price
£850K
Return before costs
3.76%
est rent £2,660/monot enough comparablesRange £2,291–£3,088/mo (Q1–Q3)
Bedrooms
5
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: £2,291–£3,088/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £212,500
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 (£25,399–£47,411 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £637,500 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 £400K+
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,520
after mortgage, operating costs & tax
Rent in£2,660/mo gross
£2,558/mo collected · £102/mo lost to voids
Where it goes
£3,453Mortgage
Outgoings exceed rent — you top up £1,520/mo
Mortgage£3,453
Costs£625
Management£266
Maintenance£67
Insurance£40
CapEx reserve£133
Voids + council tax£14
Ltd co. accounts£104
Tax—
Shortfall−£1,520
Returns
Return before costs on price3.76%
Cash return on cash-5.40%
Gross margin£1,933
Cash needed£338,015
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.74
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Northampton · cap £1,157/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Northampton
- LHA monthly cap:
- £1,157
- Scheme type:
- leasing
- Premium:
- +0% 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 | £31,920 | £7,495 | £41,438 | £0 | £0 | -£17,012 | -£17,012 |
| Year 2 | £32,878 | £7,719 | £41,438 | £0 | £0 | -£16,279 | -£33,291 |
| Year 3 | £33,864 | £7,951 | £41,438 | £0 | £0 | -£15,524 | -£48,816 |
| Year 4 | £34,880 | £8,189 | £41,438 | £0 | £0 | -£14,747 | -£63,563 |
| Year 5 | £35,926 | £8,435 | £41,438 | £0 | £0 | -£13,946 | -£77,509 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
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 heuristicRent by the room / sharers
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£8,288
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£77,509
Acquisition costs
25% deposit£212,500
Stamp duty£75,000
Refurb£33,865
Legal + survey£2,900
Mortgage + broker£13,750
Cash needed£338,015
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
This very attractive period stone barn conversion offers spacious four/five bedroomed accommodation of approximately 2,700 square feet in an edge of village location backing onto and directly overlooking open pasture. The well maintained interior comprises two/three reception rooms, a large Rutland double glazed conservatory and a superb 20 foot long kitchen/breakfast room. Externally there is a gated courtyard drive in front of a double garage and extensive lawned gardens to…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice