Monthly profit +£270/mo from completion — the no.1 reason to invest
15.23% return before costs — above-market
Priced below market -62% vs 12 nearby sold (last 12 mo) — instant equity
Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
Auction lot — bridging-only finance, 28-day completion
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
+£270/mo
Pays you every month, net of costs
Price vs market
Below market value
-62% vs 12 sold · interior unseen
Return · IRR
4.9%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £85KCash to buy £80KReturn before costson price15.23%5-yr return on cash 25%Rent est. £1,079 (£968–£1,203)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £968–£1,203/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Capped at 60% of £85,000 asking (£51,000). Raw model: £45,595–£85,775. Verify with a surveyor before offering.
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £63,750 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — +£270/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
15.23%
+£270
£80,475
25.4%
Low
Feasible
Housing-benefit rent
8.37%
-£101
£80,475
-2.8%
Med
Feasible
Council lease
0.00%
-£536
£80,475
-40.9%
Low
Feasible
Refurb & refinance
15.23%
+£270
£101,725
20.1%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£191
£158,950
-35%
Med
Feasible
Rent by the room
25.41%
+£247
£80,475
29.7%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Staffordshire North
LHA monthly cap:
£593
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£275/mo cash flow vs Rent it out if converted to Rent by the room
33.88% Return before costs on price converted vs 15.23% as-is
As-is Rent it out
Monthly profit+£276
Return before costson price15.23%
Cash needed£33,148
If converted to Rent by the room
Monthly profit+£551
Return before costson price33.88%
Cash needed£49,148
Δ vs Rent it outMonthly profit+£275
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£27,110–£51,000full refurb + room split
⚠️ Capped at 60% of £85,000 asking (£51,000). Raw model: £45,595–£85,775. Verify with a surveyor before offering.
What's in this cost
Kitchen£5,137–£10,274
1 × bathroom£3,389–£6,213
Rewire£2,124–£3,717
Replumb£1,593–£3,186
Windows£5,310–£9,557
Paint + decor£3,717–£6,902
Flooring£5,841–£11,150
Comparables
sold within 0.5 mi
Wide · CV 25.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
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
Langdale Primary School
Primary · Academy converter · ST5 3QE
Good
Seabridge Primary School
Primary · Academy converter · ST5 3PJ
Good
Clayton Hall Academy
Secondary · Academy converter · ST5 3DN
Good
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£3,149/yr kept
Annual gross rent£12,948
Section 24 credit£0
Annual tax due£856
Post-tax Monthly profitannual£3,149
Exit costs
£20,401 after CGT
Projected sale price (5y · 2%/yr growth)£93,847
Capital gain (pre-CGT)£8,847
Sale costs (~2.5%)£2,346
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 profitafter CGT£20,401
Rates as of Oct 2024
Acquisition costs
£80,475cash needed
Purchase price£85,000
Deposit (25%)£21,250
Stamp duty+5% additional-property surcharge£4,250
Refurb£51,000
Legal + survey£1,700
Mortgage fees£2,275
Total cash neededdeposit + costs (loan covers the rest)£80,475
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
PROPERTYDESCRIPTION INVESTMENT OPPORTUNITY, MODERNISATION REQUIRED, CASH BUYERS PREFERRED.
This deceptively spacious three bedroom (non traditional-BISF) semi detached property is situated in a popular residential location offering easy access to The Royal Stoke University Hospital, local amenities, schools, commuter and transport networks. The accommodation comprises, entrance hall, lounge, dining room, kitchen, porch, cloakroom w/c, three bedrooms and a wet room. External…
Priced below market -62% vs 12 nearby sold (last 12 mo)
Monthly profit+£270/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
15.23% Return before costs — above-market
Price
£85K
62% below sold comps
Return before costs
15.23%
est rent £1,079/monot enough comparablesRange £968–£1,203/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £968–£1,203/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Capped at 60% of £85,000 asking (£51,000). Raw model: £45,595–£85,775. Verify with a surveyor before offering.
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £63,750 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Staffordshire North
LHA monthly cap:
£593
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
£12,948
£4,301
£4,144
£0
£856
£3,647
£3,647
Year 2
£13,336
£4,430
£4,144
£0
£905
£3,857
£7,505
Year 3
£13,737
£4,563
£4,144
£0
£956
£4,074
£11,578
Year 4
£14,149
£4,700
£4,144
£0
£1,008
£4,297
£15,875
Year 5
£14,573
£4,841
£4,144
£0
£1,062
£4,526
£20,401
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
If converted
Gross Rent by the room yield—
What we verified
13 total
5107
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile3▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 mi
Wide · CV 25.3%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£829
Annual rental tax£761
CGT yr 5£0 · company level
5y net total£20,401
Acquisition costs
£80K
25% deposit£21,250
Stamp duty£4,250
Refurb£51,000
Legal + survey£1,700
Mortgage + broker£2,275
Cash needed£80,475
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
PROPERTYDESCRIPTION INVESTMENT OPPORTUNITY, MODERNISATION REQUIRED, CASH BUYERS PREFERRED.
This deceptively spacious three bedroom (non traditional-BISF) semi detached property is situated in a popular residential location offering easy access to The Royal Stoke University Hospital, local amenities, schools, commuter and transport networks. The accommodation comprises, entrance hall, lounge, dining room, kitchen, porch, cloakroom w/c, three bedrooms and a wet room. External…