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Year 5 disposal
BMV -26%
⊞ View all 2
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Priced below market -26% vs 12 nearby sold (last 12 mo) — instant equity
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£940/mo — heavily negative — needs monthly capital injection
- 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
−£940/mo
You top up £940/mo
Price vs market
Below market value
-26% vs 12 sold · interior unseen
Return · IRR
—
Not modelled
Cash left in
£24K
Stays in after refinancing at value
Price £140KCash to buy £61K5-yr return on cash -95%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£10,197–£19,034 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £105,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£940
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£569Mortgage£371Costs
Outgoings exceed rent — you top up £940/mo
Mortgage£569
Costs£371
Maintenance£67
Insurance£20
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£940
Returns
Return before costs on price0.00%
Cash return on cash-18.49%
Gross margin-£371
Cash needed£60,996
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £4,453 | £6,825 | £0 | £0 | -£11,277 | -£11,277 |
| Year 2 | £0 | £4,586 | £6,825 | £0 | £0 | -£11,411 | -£22,689 |
| Year 3 | £0 | £4,724 | £6,825 | £0 | £0 | -£11,549 | -£34,237 |
| Year 4 | £0 | £4,865 | £6,825 | £0 | £0 | -£11,690 | -£45,928 |
| Year 5 | £0 | £5,011 | £6,825 | £0 | £0 | -£11,836 | -£57,764 |
Disposal gain (gross)-£12,189
CGT£0
Net Disposal proceeds£150,707
What we verified
What we verified
42064 ok · 2 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
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 ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortS21 1EJ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Sheffield Hallam · 12.3 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 · 928 sqft
£27k–£53k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,496–£12,064
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,208–£19,488
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 history22d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£325,000 in 2023 → £140,000 asking
-56.9%in 3y
- 2023£325,000+233.3% in 3y
- 2020£97,500—
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 — -£256/mo · £179/mo ahead of Housing-benefit rent (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 | 0.00% | -£940 | £60,996 | -94.7% | Low | Feasible |
| Housing-benefit rent | 5.81% | -£434 | £60,996 | -36.4% | Med | Feasible |
| Council lease | 0.00% | -£935 | £60,996 | -94.2% | Low | Feasible |
| Refurb & refinance | 0.00% | -£940 | £73,434 | -78.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £168,334 | 0% | Med | Feasible |
| ⭐ Rent by the room | 13.50% | -£256 | £60,996 | -10.5% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Sheffield · cap £678/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sheffield
- LHA monthly cap:
- £678
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
+£1,127/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 0.00% as-is
🔓 +3 bedrooms potential
medium confidence3 → 6 lettable rooms
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
EPC shows 7 habitable rooms (3 beds + 4 reception(s)) in 143 m²; convert 3 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms; sized to North East Derbyshire adopted standard (6.51/10.22 m²; Houses of Multiple Occupation, North East Derbyshire District Council website (fee); statutory minima via Licensing of HMOs (Mandatory Conditions of Licences) (England) Regulations 2018); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 6 bed HMO
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.
As-is Rent it out
Monthly profit-£750
Return before costs on price0.00%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costs on price20.57%
Cash needed£62,898
Δ vs Rent it out Monthly profit+£1,127
Show conversion detail
Conversion cost estimate
£46,200
Range: £39,900 – £54,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£45,492–£84,000full refurb + room split
⚠️ Capped at 60% of £140,000 asking (£84,000). Raw model: £55,336–£102,176. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,399–£14,798
- 2 × bathroom£9,865–£18,086
- Rewire£3,052–£5,340
- Replumb£2,289–£4,578
- Windows£7,629–£13,733
- Paint + decor£6,103–£10,681
- Flooring£9,155–£16,784
Comparables
sold within 0.5 miWide · CV 12.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedSt Giles CofE Primary SchoolPrimary · Academy converter · S21 1DU
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£11,278
Exit costs
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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-£57,764
Rates as of Oct 2024
Acquisition costs
£60,996cash neededPurchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£13,596
Legal + survey£2,000
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£60,996
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
£2,500 incentive on plots reserved in October
Whether you're looking to take your first step onto the property ladder or simply want the benefits of owning a modern,energy-efficient new home, shared ownership at Aurelle could make your move more achievable. Set within a growing community surrounded by green open space and beautiful countryside, Aurelle offers the perfect balance between village living and excellent connections to Sheffield,Rotherham and beyond. Modern living…
Floor plans
Listing metarightmove · Auxesia Homes Limited
About this listing
22 days · RightmovePrice history
5-year price trend
Monthly profit
−£940
Cash needed
£61K
Return after costs
-18.49%
IRR
—
Listed 22d ago
14, UPPERTHORPE ROAD, KILLAMARSH, SHEFFIELD, S21 1EJ
✓ Verified address
semi-detached · 3 bed · 2 bath · 1,539 sqft (EPC)
Agent listing: 928 sqft (-40%)
£140,000
EPC C
Priced below market
1 / 2
0/100
Marginal
No rent data — verify locally before offering.
Priced below market -26% vs 12 nearby sold (last 12 mo)
Price
£140K
26% below sold comps
Return before costs
—
rent unknown
Bedrooms
3
2 bath
Energy rating
C
Energy rating
Deal flags1 issue
Shared ownership
Restricted resale; staircasing required
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£10,197–£19,034 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £105,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£940
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£569Mortgage£371Costs
Outgoings exceed rent — you top up £940/mo
Mortgage£569
Costs£371
Maintenance£67
Insurance£20
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£940
Returns
Return before costs on price0.00%
Cash return on cash-18.49%
Gross margin-£371
Cash needed£60,996
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Sheffield · cap £678/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sheffield
- LHA monthly cap:
- £678
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 | £0 | £4,453 | £6,825 | £0 | £0 | -£11,277 | -£11,277 |
| Year 2 | £0 | £4,586 | £6,825 | £0 | £0 | -£11,411 | -£22,689 |
| Year 3 | £0 | £4,724 | £6,825 | £0 | £0 | -£11,549 | -£34,237 |
| Year 4 | £0 | £4,865 | £6,825 | £0 | £0 | -£11,690 | -£45,928 |
| Year 5 | £0 | £5,011 | £6,825 | £0 | £0 | -£11,836 | -£57,764 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeLeasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
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 12.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,365
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£57,764
Acquisition costs
25% deposit£35,000
Stamp duty£7,300
Refurb£13,596
Legal + survey£2,000
Mortgage + broker£3,100
Cash needed£60,996
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
£2,500 incentive on plots reserved in October
Whether you're looking to take your first step onto the property ladder or simply want the benefits of owning a modern,energy-efficient new home, shared ownership at Aurelle could make your move more achievable. Set within a growing community surrounded by green open space and beautiful countryside, Aurelle offers the perfect balance between village living and excellent connections to Sheffield,Rotherham and beyond. Modern living…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice