Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 15
70/ 100
Solid
Real 7.00% return before costs with manageable risks.
Why it works
- 7.00% return before costs — above-market
Why to be cautious
- 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
+£110/mo
Barely breaks even each month
Price vs market
Above comparable sales
+32% vs 12 sold
Return · IRR
0.0%/yr
Modest annualised return
Cash to get in
£234K
Deposit + fees + refurb
Price £585KReturn before costs on price 7.00%5-yr return on cash 9%Rent est. £3,411 (£3,502–£3,322)
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: £3,502–£3,322/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £146,250
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 (£19,766–£36,897 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £438,750 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
+£110
after mortgage, operating costs & tax
Rent in£3,411/mo gross
£3,280/mo collected · £131/mo lost to voids
Where it goes
£2,377Mortgage£768Costs
£110/mo left as profit · 3% of rent kept
Mortgage£2,377
Costs£768
Management£341
Maintenance£100
Insurance£40
CapEx reserve£171
Voids + council tax£12
Ltd co. accounts£104
Tax£26
Profit+£110
Returns
Return before costs on price7.00%
Cash return on cash0.56%
Gross margin£2,512
Cash needed£233,780
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.38
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 | £40,932 | £9,213 | £28,519 | £0 | £608 | £2,592 | £2,592 |
| Year 2 | £42,160 | £9,490 | £28,519 | £0 | £789 | £3,363 | £5,954 |
| Year 3 | £43,425 | £9,774 | £28,519 | £0 | £975 | £4,157 | £10,111 |
| Year 4 | £44,728 | £10,068 | £28,519 | £0 | £1,167 | £4,974 | £15,085 |
| Year 5 | £46,069 | £10,370 | £28,519 | £0 | £1,364 | £5,817 | £20,902 |
Disposal gain (gross)-£33,015
CGT£0
Net Disposal proceeds£629,740
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 approvable94% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 94% (349 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- 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 100 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 cohortBA1 4ND · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Bath · 5.5 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 · 2-bath · 1494 sqft
£37k–£73k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£10,458–£19,422
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£16,434–£31,374
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 history25d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£122,750 in 1998 → £585,000 asking
+376.6%in 28y
- 1998£122,750+20.3% in 2y
- 1996£102,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent by the room wins — +£363/mo · £253/mo ahead of Rent it out (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.00% | +£110 | £233,780 | 8.9% | Low | Feasible |
| Housing-benefit rent | 3.98% | -£1,184 | £233,780 | -24.4% | Med | Feasible |
| Council lease | 3.98% | -£778 | £233,780 | -17.4% | Low | Feasible |
| Refurb & refinance | 7.00% | +£110 | £273,572 | 7.6% | Med | Feasible |
| Short-stay let / Airbnb | 8.98% | -£173 | £233,780 | -0.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £673,297 | 4% | Med | Feasible |
| ⭐ Rent by the room | 4.28% * | +£363 | £226,775 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Short-let (SA) context296 active short-lets nearby
Short-let market context
- 296 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- 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 let82% occupancy
£176/night ADR
Based on 51 short-let comps nearby
Rent by the room conversion upside
-£1,499/mo cash flow vs Rent it out if converted to Rent by the room
4.92% Return before costs on price converted vs 7.00% as-is
£585k → 6-bed HMO @ ~£722/room: £4,122 pcm gross, ~£2,374 pcm net (4.3% net on £666k all-in incl. ~£30k works); GDV ~£368k → refinance releases ~£-163k (~£390k left in)
medium confidence
Unlocks ~£18,534/yr extra rent
4 → 6 lettable rooms · ~5.1% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 7 habitable rooms (4 beds + 3 reception(s)) in 171 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms (incl. the garage — convertible to a bedroom or the communal area); sized to Bath and North East Somerset adopted standard (6.51/10.22 m²; The Bath and North East Somerset Council standards for licensed HMOs under Part 2 of the Housing Act 2004 (25 September 2019)); adds ~£1,544/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 6 bed HMO+2 singles4.28% net on cost1.92% cash-on-cashuplift 7% → 5.13%
💷 Refinance could release ~-£163,097
HMO licence
Sized to Bath and North East Somerset's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (4 lettable rooms)
2× Double @ £793/mo1× Single @ £626/mo1× En-suite @ £876/mo
≈ £3,090/mo gross room income
As-is Rent it out
Monthly profit+£227
Return before costs on price7.00%
Cash needed£158,148
If converted to Rent by the room
Monthly profit-£1,272
Return before costs on price4.92%
Cash needed£174,148
Δ vs Rent it out Monthly profit-£1,499
+2 rooms (6 total)
Monthly profit+£277
Return before costs on price9.50%
Cash needed£194,148
Extra rent+£1,545/mo
Show conversion detail
Conversion cost estimate
£31,200
Range: £24,000 – £40,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 94% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 94% (349 decisions)
≈0.0% within 100 m vs 10% policy
£80,706–£153,286full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£5,976–£11,952
- Replumb£4,482–£10,458
- Windows£14,940–£28,386
- Paint + decor£13,446–£23,904
- Flooring£19,422–£35,856
Based on 1324 HMO comps within 1.6 km
Comparables
sold within 0.5 miWide · CV 30.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (Bath and North East Somerset)
≈0.0% within 100 m vs 10% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodWeston All Saints CofE Primary SchoolPrimary · Academy converter · BA1 4JR
- Not ratedSt Mary's Catholic Primary SchoolPrimary · Academy converter · BA1 4EH
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£40,932
Section 24 credit£0
Annual tax due£608
Post-tax Monthly profit annual£1,018
Exit costs
Projected sale price (5y · 2%/yr growth)£645,887
Capital gain (pre-CGT)£60,887
Sale costs (~2.5%)£16,147
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£20,902
Rates as of Oct 2024
Acquisition costs
£233,780cash neededPurchase price£585,000
Deposit (25%)£146,250
Stamp duty+5% additional-property surcharge£48,500
Refurb£26,355
Legal + survey£2,900
Mortgage fees£9,775
Total cash neededdeposit + costs (loan covers the rest)£233,780
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Four bedroom detached house, offering flexible accommodation, in the popular Weston area. Sold with no onward chain.
This detached four bedroom property, offering almost 1,500 sq ft of accommodation, has excellent potential for a new owner to modernise and personalise the home to suit their own tastes and requirements.
The property provides a versatile layout, with a bedroom and modern shower room on the ground floor. This downstairs bedroom offers scope for alternative use…
Floor plans
Nearby active comparables5 deals
Comparable rentals
BA1 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Andrews Estate Agents
About this listing
25 days · RightmovePrice history
5-year price trend
Monthly profit
+£110
Cash needed
£234K
Return after costs
0.56%
IRR
0.01%
Listed 25d ago
Lansdown Lane, Bath, Somerset, BA1
detached · 4 bed · 2 bath · 1,494 sqft
£585,000
est £3,411 · 7.00% gross
1 / 15
70/100
Solid
Real 7.00% — fundamentals work.
7.00% Return before costs — above-market
Price
£585K
32% above sold comps
Return before costs
7.00%
est rent £3,411/monot enough comparables
Bedrooms
4
2 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: £3,502–£3,322/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £146,250
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 (£19,766–£36,897 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £438,750 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
+£110
after mortgage, operating costs & tax
Rent in£3,411/mo gross
£3,280/mo collected · £131/mo lost to voids
Where it goes
£2,377Mortgage£768Costs
£110/mo left as profit · 3% of rent kept
Mortgage£2,377
Costs£768
Management£341
Maintenance£100
Insurance£40
CapEx reserve£171
Voids + council tax£12
Ltd co. accounts£104
Tax£26
Profit+£110
Returns
Return before costs on price7.00%
Cash return on cash0.56%
Gross margin£2,512
Cash needed£233,780
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.38
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context296 active short-lets nearby
Short-let market context
- 296 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- 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 | £40,932 | £9,213 | £28,519 | £0 | £608 | £2,592 | £2,592 |
| Year 2 | £42,160 | £9,490 | £28,519 | £0 | £789 | £3,363 | £5,954 |
| Year 3 | £43,425 | £9,774 | £28,519 | £0 | £975 | £4,157 | £10,111 |
| Year 4 | £44,728 | £10,068 | £28,519 | £0 | £1,167 | £4,974 | £15,085 |
| Year 5 | £46,069 | £10,370 | £28,519 | £0 | £1,364 | £5,817 | £20,902 |
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 30.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,704
Annual rental tax£309
CGT yr 5£0 · company level
5y net total£20,902
Acquisition costs
25% deposit£146,250
Stamp duty£48,500
Refurb£26,355
Legal + survey£2,900
Mortgage + broker£9,775
Cash needed£233,780
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
Four bedroom detached house, offering flexible accommodation, in the popular Weston area. Sold with no onward chain.
This detached four bedroom property, offering almost 1,500 sq ft of accommodation, has excellent potential for a new owner to modernise and personalise the home to suit their own tastes and requirements.
The property provides a versatile layout, with a bedroom and modern shower room on the ground floor. This downstairs bedroom offers scope for alternative use…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice