Skip to main contenthow this is calculated →
Year 5 disposal
BMV -40%
⊞ View all 7
13/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Monthly profit +£210/mo from completion — the no.1 reason to invest
- Priced below market -40% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (990 yrs) — no short-lease drag
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
+£210/mo
Pays you every month, net of costs
Price vs market
Below market value
-40% vs 12 sold · interior unseen
Return · IRR
3.7%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £215KCash to buy £74K5-yr return on cash 26%Rent est. £1,700 (£1,600–£1,800)
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: £1,600–£1,800/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £53,750
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £161,250 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£210
after mortgage, operating costs & tax
Rent in£1,700/mo gross
£1,635/mo collected · £65/mo lost to voids
Where it goes
£873Mortgage£502Costs
£210/mo left as profit · 13% of rent kept
Mortgage£873
Costs£502
Management£170
Maintenance£50
Insurance£28
CapEx reserve£85
Voids + council tax£6
Service charge + ground rent£59
Ltd co. accounts£104
Tax£49
Profit+£210
Returns
Return before costs on price9.49%
Cash return on cash3.41%
Gross margin£1,133
Cash needed£73,875
Monthly profit payback29y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.87
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £20,400 | £6,022 | £10,481 | £0 | £740 | £3,157 | £3,157 |
| Year 2 | £21,012 | £6,203 | £10,481 | £0 | £822 | £3,506 | £6,663 |
| Year 3 | £21,642 | £6,389 | £10,481 | £0 | £907 | £3,865 | £10,528 |
| Year 4 | £22,292 | £6,580 | £10,481 | £0 | £994 | £4,236 | £14,764 |
| Year 5 | £22,960 | £6,778 | £10,481 | £0 | £1,083 | £4,618 | £19,383 |
Disposal gain (gross)£543
CGT£103
Net Disposal proceeds£231,340
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
Leasehold990 yr
Tenure & planning990 yr
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 approvable87% 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 90% (31 decisions)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- 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
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
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 cohortSG1 4AR · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Cambridge · 38.2 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 · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history16d on marketno cuts yet
Strategy matrix
Rent it out wins — +£210/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 | 9.49% | +£210 | £73,875 | 26.2% | Low | Feasible |
| Housing-benefit rent | 6.96% | -£187 | £73,875 | -3.5% | Med | Feasible |
| Council lease | 6.96% | +£57 | £73,875 | 8.4% | Low | Feasible |
| Refurb & refinance | 9.49% | +£210 | £85,165 | 22.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£241 | £231,440 | 9% | Med | Feasible |
| Rent by the room | 12.14% | -£46 | £73,875 | 12.1% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Stevenage & North Herts · cap £1,247/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Stevenage & North Herts
- LHA monthly cap:
- £1,247
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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
-£133/mo cash flow vs Rent it out if converted to Rent by the room
13.40% Return before costs on price converted vs 9.49% as-is
As-is Rent it out
Monthly profit+£273
Return before costs on price9.49%
Cash needed£65,648
If converted to Rent by the room
Monthly profit+£140
Return before costs on price13.40%
Cash needed£81,648
Δ vs Rent it out Monthly profit-£133
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 87% 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 90% (31 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Comparables
sold within 0.5 miWide · CV 29.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Stevenage
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodGiles Junior SchoolPrimary · Community school · SG1 4JQ
- GoodThe Giles Infant and Nursery SchoolPrimary · Community school · SG1 4JQ
- GoodThe Leys Primary and Nursery SchoolPrimary · Community school · SG1 4QZ
- Not ratedThe Saint John Henry Newman Catholic SchoolSecondary · Academy converter · SG1 4AE
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£20,400
Section 24 credit£0
Annual tax due£740
Post-tax Monthly profit annual£2,372
Exit costs
Projected sale price (5y · 2%/yr growth)£237,377
Capital gain (pre-CGT)£22,377
Sale costs (~2.5%)£5,934
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£19,383
Rates as of Oct 2024
Acquisition costs
£73,875cash neededPurchase price£215,000
Deposit (25%)£53,750
Stamp duty+5% additional-property surcharge£12,550
Refurb£1,350
Legal + survey£2,000
Mortgage fees£4,225
Total cash neededdeposit + costs (loan covers the rest)£73,875
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Solo Homes is pleased to offer this brand new 3 bedroom end terrace property, at the popular development of Forster Park in Stevenage. Available on a shared ownership basis, this is a great way to make your next home purchase more affordable. Peacefully set near miles of countryside yet within walking distance of Stevenage town centre, Forster Park enjoys excellent transport links, easy access to the A1(M) and fast rail connections to London, alongside superb local amenitie…
Floor plans
Nearby active comparables11 rentals · 5 deals
Comparable rentals
SG1 · same beds + typeMedian nearby: £1,700/mo · 11 of 11 already let+£0 vs our est
- Buckthorne Avenue, Stevenage, SG1Let3b£1,600/moMay 2026
- Buckthorne Avenue, Stevenage, SG1Let3b£1,600/moMay 2026
- Cleveland Way, StevenageLet3b£2,150/moMay 2026
- Buckthorn Avenue. StevenageLet3b£1,650/moMay 2026
- Wildwood Lane, StevenageLet3b£1,850/moMay 2026
- Bude Crescent, Stevenage, Hertfordshi…Let3b£1,695/moMay 2026
- Plash Drive, Stevenage, Hertfordshire…Let3b£1,525/moMay 2026
- Coventry Close, Stevenage, SG1Let3b£1,700/moMay 2026
- Mendip Way, Stevenage SG1Let3b£2,100/moMay 2026
- Lyndale, Stevenage SG1Let3b£1,800/moJun 2025
- Canterbury Way, Stevenage SG1Let3b£1,700/moJun 2025
Listing metarightmove · Solo Homes Ltd
About this listing
16 days · RightmovePrice history
5-year price trend
Monthly profit
+£210
Cash needed
£74K
Return after costs
3.41%
IRR
3.71%
Listed 16d ago
Forster Park, Hall Road, Stevenage
terraced · 3 bed · 1 bath
£215,000
est £1,700
Leasehold 990yr
Priced below market
1 / 7
13/100
Marginal
No rent data — verify locally before offering.
Priced below market -40% vs 12 nearby sold (last 12 mo)
Monthly profit +£210/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
Price
£215K
40% below sold comps
Return before costs
—
est rent £1,700/monot enough comparablesRange £1,600–£1,800/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
—
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 (£)
Local comp range: £1,600–£1,800/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £53,750
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £161,250 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£210
after mortgage, operating costs & tax
Rent in£1,700/mo gross
£1,635/mo collected · £65/mo lost to voids
Where it goes
£873Mortgage£502Costs
£210/mo left as profit · 13% of rent kept
Mortgage£873
Costs£502
Management£170
Maintenance£50
Insurance£28
CapEx reserve£85
Voids + council tax£6
Service charge + ground rent£59
Ltd co. accounts£104
Tax£49
Profit+£210
Returns
Return before costs on price9.49%
Cash return on cash3.41%
Gross margin£1,133
Cash needed£73,875
Monthly profit payback29y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.87
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Stevenage & North Herts · cap £1,247/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Stevenage & North Herts
- LHA monthly cap:
- £1,247
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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 | £20,400 | £6,022 | £10,481 | £0 | £740 | £3,157 | £3,157 |
| Year 2 | £21,012 | £6,203 | £10,481 | £0 | £822 | £3,506 | £6,663 |
| Year 3 | £21,642 | £6,389 | £10,481 | £0 | £907 | £3,865 | £10,528 |
| Year 4 | £22,292 | £6,580 | £10,481 | £0 | £994 | £4,236 | £14,764 |
| Year 5 | £22,960 | £6,778 | £10,481 | £0 | £1,083 | £4,618 | £19,383 |
Rent by the room upside
What we verified
6007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining990 yr
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
Service chargeReduces net yield£407.04/yr
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 29.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,096
Annual rental tax£591
CGT yr 5£0 · company level
5y net total£19,383
Acquisition costs
25% deposit£53,750
Stamp duty£12,550
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£4,225
Cash needed£73,875
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
Solo Homes is pleased to offer this brand new 3 bedroom end terrace property, at the popular development of Forster Park in Stevenage. Available on a shared ownership basis, this is a great way to make your next home purchase more affordable. Peacefully set near miles of countryside yet within walking distance of Stevenage town centre, Forster Park enjoys excellent transport links, easy access to the A1(M) and fast rail connections to London, alongside superb local amenitie…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice