28.11% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Monthly profit +£260/mo from completion — the no.1 reason to invest
16.94% return before costs — above-market
28.1% Rent by the room return before costs (net 12.00% after CapEx + bills) — conversion play
Priced below market -61% vs 12 nearby sold (last 12 mo) — instant equity
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
+£260/mo
Pays you every month, net of costs
Price vs market
Below market value
-61% vs 12 sold · interior unseen
Return · IRR
5.4%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £70KCash to buy £67KReturn before costson price · Rent by the room28.11%5-yr return on cash 29%Rent est. £988 (£918–£1,063)
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: £918–£1,063/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £17,500
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 £70,000 asking (£42,000). Raw model: £45,980–£86,490. Verify with a surveyor before offering.
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £52,500 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 — +£260/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
16.94%
+£260
£66,750
29.0%
Low
Feasible
Housing-benefit rent
10.17%
-£40
£66,750
1.7%
Med
Feasible
Council lease
0.00%
-£476
£66,750
-43.8%
Low
Feasible
Refurb & refinance
16.94%
+£260
£84,250
23.0%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£191
£131,200
-36%
Med
Feasible
Rent by the room
28.11%
-£383
£96,750
-15.8%
—
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
+£335/mo cash flow vs Rent it out if converted to Rent by the room
41.14% Return before costs on price converted vs 16.94% as-is
Room mix (3 lettable rooms)
2× Double @ £604/mo1× Single @ £433/mo
≈ £1,640/mo gross room income
As-is Rent it out
Monthly profit+£264
Return before costson price16.94%
Cash needed£29,398
If converted to Rent by the room
Monthly profit+£599
Return before costson price41.14%
Cash needed£45,398
Δ vs Rent it outMonthly profit+£335
Show conversion detail
Conversion cost estimate
£42,000
Range: £35,700 – £48,300
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£22,328–£42,000full refurb + room split
⚠️ Capped at 60% of £70,000 asking (£42,000). Raw model: £45,980–£86,490. Verify with a surveyor before offering.
What's in this cost
Kitchen£4,196–£8,391
1 × bathroom£2,768–£5,075
Rewire£1,756–£3,073
Replumb£1,317–£2,634
Windows£4,390–£7,902
Paint + decor£3,073–£5,707
Flooring£4,829–£9,219
Based on 2108 HMO comps within 6.0 km
Comparables
sold within 0.5 mi
Wide · CV 32.7%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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
Bursley Academy
Primary · Academy converter · ST5 8JQ
Requires improvement
Sun Academy Bradwell
Primary · Academy converter · ST5 8JN
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£3,032/yr kept
Annual gross rent£11,856
Section 24 credit£0
Annual tax due£818
Post-tax Monthly profitannual£3,032
Exit costs
£19,374 after CGT
Projected sale price (5y · 2%/yr growth)£77,286
Capital gain (pre-CGT)£7,286
Sale costs (~2.5%)£1,932
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£19,374
Rates as of Oct 2024
Acquisition costs
£66,750cash needed
Purchase price£70,000
Deposit (25%)£17,500
Stamp duty+5% additional-property surcharge£3,500
Refurb£42,000
Legal + survey£1,700
Mortgage fees£2,050
Total cash neededdeposit + costs (loan covers the rest)£66,750
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 local amenities, schools, commuter and transport networks. The accommodation comprises, entrance hall, lounge, kitchen/diner, porch, cloakroom w/c, three bedrooms and a bathroom. Externally there are generous size gardens to the fr…
28.11%Rent by the room strategy — market rent unverified, verify locally.
Priced below market -61% vs 12 nearby sold (last 12 mo)
Monthly profit+£260/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
16.94% Return before costs — above-market
28.1% Rent by the roomReturn before costs — conversion play
Price
£70K
61% below sold comps
Return before costs (best)
28.11%
Rent by the room
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: £918–£1,063/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £17,500
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 £70,000 asking (£42,000). Raw model: £45,980–£86,490. Verify with a surveyor before offering.
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £52,500 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
£11,856
£4,137
£3,413
£0
£818
£3,488
£3,488
Year 2
£12,212
£4,262
£3,413
£0
£862
£3,676
£7,164
Year 3
£12,578
£4,389
£3,413
£0
£907
£3,869
£11,033
Year 4
£12,955
£4,521
£3,413
£0
£954
£4,068
£15,101
Year 5
£13,344
£4,657
£3,413
£0
£1,002
£4,273
£19,374
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
Conversion£30,000
If converted
Gross / mo£1,640
Gross Rent by the room yield28.11%
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 32.7%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£683
Annual rental tax£732
CGT yr 5£0 · company level
5y net total£19,374
Acquisition costs
£67K
25% deposit£17,500
Stamp duty£3,500
Refurb£42,000
Legal + survey£1,700
Mortgage + broker£2,050
Cash needed£66,750
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 local amenities, schools, commuter and transport networks. The accommodation comprises, entrance hall, lounge, kitchen/diner, porch, cloakroom w/c, three bedrooms and a bathroom. Externally there are generous size gardens to the fr…