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Year 5 disposal
⊞ View all 14
67/ 100
Solid
Real 7.74% return before costs with manageable risks.
Why it works
- 7.74% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- 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
+£24/mo
Barely breaks even each month
Price
£180K
No local sold comps to compare
Return · IRR
1.0%/yr
Modest annualised return
Cash to get in
£76K
Deposit + fees + refurb
Return before costs on price 7.74%5-yr return on cash 8%Rent est. £1,161 (£1,045–£1,290)
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: £1,045–£1,290/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £135,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£24
after mortgage, operating costs & tax
Rent in£1,161/mo gross
£1,116/mo collected · £45/mo lost to voids
Where it goes
£731Mortgage£356Costs
£24/mo left as profit · 2% of rent kept
Mortgage£731
Costs£356
Management£116
Maintenance£50
Insurance£20
CapEx reserve£58
Voids + council tax£7
Ltd co. accounts£104
Tax£6
Profit+£24
Returns
Return before costs on price7.74%
Cash return on cash0.38%
Gross margin£761
Cash needed£76,190
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
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 | £13,932 | £4,267 | £8,775 | £0 | £169 | £721 | £721 |
| Year 2 | £14,350 | £4,395 | £8,775 | £0 | £224 | £956 | £1,677 |
| Year 3 | £14,780 | £4,527 | £8,775 | £0 | £281 | £1,198 | £2,875 |
| Year 4 | £15,224 | £4,662 | £8,775 | £0 | £339 | £1,447 | £4,323 |
| Year 5 | £15,681 | £4,802 | £8,775 | £0 | £400 | £1,703 | £6,026 |
Disposal gain (gross)-£13,724
CGT£0
Net Disposal proceeds£193,766
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 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
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 ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 constraintsCADW 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
Wales uses a separate schools register — GIAS (the source we use for England) doesn't cover it.
Investor
Tenant profileFamily let
Tenant profilelikely cohortNP10 9FH · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Cardiff University · 14.3 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 · 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
Council lease wins — +£160/mo · £136/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.74% | +£24 | £76,190 | 7.9% | Low | Feasible |
| Housing-benefit rent | 4.32% | -£432 | £76,190 | -28.4% | Med | Feasible |
| ⭐ Council lease | 7.74% | +£160 | £76,190 | 16.3% | Low | Feasible |
| Refurb & refinance | 7.74% | +£24 | £91,906 | 6.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £214,206 | 1% | Med | Feasible |
| Rent by the room | 13.00% | +£20 | £76,190 | 14.8% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Newport · cap £648/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Newport
- LHA monthly cap:
- £648
- Scheme type:
- leasing
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
Rent by the room conversion upside
+£221/mo cash flow vs Rent it out if converted to Rent by the room
16.00% Return before costs on price converted vs 7.74% as-is
🔓 +1 bedroom potential
medium confidence3 → 4 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
floorplan shows 5 habitable rooms (3 beds + 2 reception(s)) in 59 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (0 double, 1 single); sized to Newport adopted standard (6.51/11 m²; Newport CC HMO Property Standards (Aug 2025)); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Rent Smart Wales registration required; check council additional-licensing scheme; Wales: planning permission required for HMO change of use (no C3→C4 permitted development)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 single
Wales: planning required for HMO use
Sized to Newport'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.
As-is Rent it out
Monthly profit+£29
Return before costs on price7.74%
Cash needed£56,898
If converted to Rent by the room
Monthly profit+£251
Return before costs on price16.00%
Cash needed£72,898
Δ vs Rent it out Monthly profit+£221
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£51,630–£95,330full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£7,920–£13,860
- Flooring£11,880–£21,780
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score70 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedHigh Cross PrimaryNot applicable · Welsh establishment · NP10 9AB
- Not ratedJubilee Park Primary SchoolNot applicable · Welsh establishment · NP10 9YX
- Not ratedRogerstone Primary SchoolNot applicable · Welsh establishment · NP10 9YX
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£13,932
Section 24 credit£0
Annual tax due£169
Post-tax Monthly profit annual£185
Exit costs
Projected sale price (5y · 2%/yr growth)£198,735
Capital gain (pre-CGT)£18,735
Sale costs (~2.5%)£4,968
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£6,026
Rates as of Oct 2024
Acquisition costs
£76,190cash neededPurchase price£180,000
Deposit (25%)£45,000
Stamp duty+4% higher-rate surcharge£9,000
Refurb£16,790
Legal + survey£1,700
Mortgage fees£3,700
Total cash neededdeposit + costs (loan covers the rest)£76,190
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
YOPA are proud to present this substantial three bedroom terraced property on a dead end street in the sought after locality of Rogerstone Village. This fantastic investment opportunity has a large south facing rear garden, is extended and available with no chain. All offers & interest are invited.
EPC- E
Council Tax Band- D
UPVC windows throughout
Disclaimer: Property is not connected to mains gas
And doesn’t have a heating system
These particulars, whilst believed to…
Floor plans
Listing metarightmove · Yopa
About this listing
16 days · RightmovePrice history
5-year price trend
Monthly profit
+£24
Cash needed
£76K
Return after costs
0.38%
IRR
0.97%
Listed 16d ago
Park Avenue, Newport, NP10
terraced · 3 bed · 1 bath
£180,000
est £1,161 · 7.74% gross
Chain freeEPC E
1 / 14
67/100
Solid
Real 7.74% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.74% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Chain free
Price
£180K
Return before costs
7.74%
est rent £1,161/monot enough comparablesRange £1,045–£1,290/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,045–£1,290/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £135,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£24
after mortgage, operating costs & tax
Rent in£1,161/mo gross
£1,116/mo collected · £45/mo lost to voids
Where it goes
£731Mortgage£356Costs
£24/mo left as profit · 2% of rent kept
Mortgage£731
Costs£356
Management£116
Maintenance£50
Insurance£20
CapEx reserve£58
Voids + council tax£7
Ltd co. accounts£104
Tax£6
Profit+£24
Returns
Return before costs on price7.74%
Cash return on cash0.38%
Gross margin£761
Cash needed£76,190
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Newport · cap £648/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Newport
- LHA monthly cap:
- £648
- Scheme type:
- leasing
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £13,932 | £4,267 | £8,775 | £0 | £169 | £721 | £721 |
| Year 2 | £14,350 | £4,395 | £8,775 | £0 | £224 | £956 | £1,677 |
| Year 3 | £14,780 | £4,527 | £8,775 | £0 | £281 | £1,198 | £2,875 |
| Year 4 | £15,224 | £4,662 | £8,775 | £0 | £339 | £1,447 | £4,323 |
| Year 5 | £15,681 | £4,802 | £8,775 | £0 | £400 | £1,703 | £6,026 |
Rent by the room upside
What we verified
5016
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▾
EPC~£6,000–£12,000 to upgrade to CE
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,755
Annual rental tax£67
CGT yr 5£0 · company level
5y net total£6,026
Acquisition costs
25% deposit£45,000
Stamp duty£9,000
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£3,700
Cash needed£76,190
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
YOPA are proud to present this substantial three bedroom terraced property on a dead end street in the sought after locality of Rogerstone Village. This fantastic investment opportunity has a large south facing rear garden, is extended and available with no chain. All offers & interest are invited.
EPC- E
Council Tax Band- D
UPVC windows throughout
Disclaimer: Property is not connected to mains gas
And doesn’t have a heating system
These particulars, whilst believed to…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice