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Year 5 disposal
BMV -15%
⊞ View all 19
33/ 100
Weak
6.54% return before costs — verify the rent + comps locally.
Why it works
- Priced below market -15% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£23/mo — mildly negative — equity build may cover
- -1.0% 5y IRR — capital outlay disproportionate to returns
- 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
−£23/mo
You top up £23/mo
Price vs market
Below market value
-15% vs 12 sold · interior unseen
Return · IRR
-1.0%/yr
Loses money over 5 years
Cash left in
£148K
Stays in after refinancing at value
Price £650KCash to buy £233KReturn before costs on price 6.54%5-yr return on cash 6%Rent est. £3,541 (£3,218–£3,896)
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: £3,218–£3,896/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £162,500
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 (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £487,500 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
-£23
after mortgage, operating costs & tax
Rent in£3,541/mo gross
£3,405/mo collected · £136/mo lost to voids
Where it goes
£2,641Mortgage£788Costs
Outgoings exceed rent — you top up £23/mo
Mortgage£2,641
Costs£788
Management£354
Maintenance£100
Insurance£40
CapEx reserve£177
Voids + council tax£12
Ltd co. accounts£104
Tax—
Shortfall−£23
Returns
Return before costs on price6.54%
Cash return on cash-0.12%
Gross margin£2,617
Cash needed£232,500
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.29
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 | £42,492 | £9,450 | £31,688 | £0 | £257 | £1,097 | £1,097 |
| Year 2 | £43,767 | £9,734 | £31,688 | £0 | £446 | £1,899 | £2,997 |
| Year 3 | £45,080 | £10,026 | £31,688 | £0 | £640 | £2,726 | £5,723 |
| Year 4 | £46,432 | £10,327 | £31,688 | £0 | £839 | £3,579 | £9,302 |
| Year 5 | £47,825 | £10,636 | £31,688 | £0 | £1,045 | £4,456 | £13,758 |
Disposal gain (gross)-£9,539
CGT£0
Net Disposal proceeds£699,711
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
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 cohortBH3 7JB · 6 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Southampton · 40.5 km
Reason
6-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
6-bed · 2-bath · 1530 sqft
£38k–£74k
£ per sqft
building cost only
£25–£48
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£10,710–£19,890
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£16,830–£32,130
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
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 history15d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£497,500 in 2022 → £650,000 asking
+30.7%in 4y
- 2022£497,500—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£23/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 | 6.54% | -£23 | £232,500 | 5.9% | Low | Feasible |
| Housing-benefit rent | 2.85% | -£1,745 | £232,500 | -40.3% | Med | Feasible |
| Council lease | 0.00% | -£2,885 | £232,500 | -74.8% | Low | Feasible |
| Refurb & refinance | 6.54% | -£23 | £265,540 | 5.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £709,790 | 8% | Med | Feasible |
| Rent by the room | 7.20% | -£1,057 | £232,500 | -16.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Bournemouth · cap £1,546/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bournemouth
- LHA monthly cap:
- £1,546
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
-£1,633/mo cash flow vs Rent it out if converted to Rent by the room
4.43% Return before costs on price converted vs 6.54% as-is
🔓 +3 bedrooms potential
medium confidence6 → 9 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 10 habitable rooms (6 beds + 4 reception(s)) in 222 m²; convert 3 spare room(s) to bedrooms, keeping one reception as the lounge → up to 9 lettable rooms; sized to Bournemouth, Christchurch and Poole adopted standard (6.51/10.22 m²; BCP Amenity Standards for Houses in Multiple Occupation (H89/May24)); large HMO (7+ residents) is sui generis — planning permission required; 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.
6 → 9 bed HMO+3 singles
HMO licence7+ = planning required
Sized to Bournemouth, Christchurch and Poole'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+£107
Return before costs on price6.54%
Cash needed£174,398
If converted to Rent by the room
Monthly profit-£1,526
Return before costs on price4.43%
Cash needed£190,398
Δ vs Rent it out Monthly profit-£1,633
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£73,590–£137,630full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£6,120–£10,710
- Replumb£4,590–£9,180
- Windows£15,300–£27,540
- Paint + decor£10,710–£19,890
- Flooring£16,830–£32,130
Comparables
sold within 0.5 miWide · CV 41.8%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 Martin's SchoolNot applicable · Other independent school · BH3 7NA
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£42,492
Section 24 credit£0
Annual tax due£257
Post-tax Monthly profit annual-£537
Exit costs
Projected sale price (5y · 2%/yr growth)£717,653
Capital gain (pre-CGT)£67,653
Sale costs (~2.5%)£17,941
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£13,758
Rates as of Oct 2024
Acquisition costs
£232,500cash neededPurchase price£650,000
Deposit (25%)£162,500
Stamp duty+5% additional-property surcharge£55,000
Refurb£1,350
Legal + survey£2,900
Mortgage fees£10,750
Total cash neededdeposit + costs (loan covers the rest)£232,500
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
HOUSE & SON House & Son, Residential Sales, Lettings, Property Management, Surveys & Valuation. Leading Independent Property Professionals Since 1939.
This expansive Edwardian home offers an exquisite blend of timeless character and modern convenience. Located in the sought-after BH3 postcode area of Bournemouth, it enjoys a prime position just a short walk from the West Hants Club, Waitrose, and a selection of excellent local schools.
Entering through the beautifully refu…
Floor plans
Nearby active comparables6 rentals
Comparable rentals
BH3 · same beds + typeMedian nearby: £3,375/mo · 5 of 6 already let-£166 vs our est
- Kings Road, CharminsterLet6b£3,450/moDec 2025
- Kings Road, Charminster BH3Let6b£3,450/moNov 2025
- St. Lukes Road, Bournemouth BH3Let6b£3,300/moDec 2025
- Winton, BournemouthLet6b£3,600/moDec 2025
- St. Lukes Road, BournemouthLet6b£3,300/moDec 2025
- Bournemouth6b£2,750/moApr 2026
Other deals nearby
BH3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · House & Son
About this listing
15 days · RightmovePrice history
5-year price trend
Monthly profit
−£23
Cash needed
£233K
Return after costs
-0.12%
IRR
-1.04%
Listed 15d ago
Bryanstone Road, Bournemouth
detached · 6 bed · 2 bath
£650,000
est £3,541 · 6.54% gross
Priced below market
1 / 19
33/100
Marginal
6.54% — verify the rent + comps locally.
Priced below market -15% vs 12 nearby sold (last 12 mo)
Price
£650K
15% below sold comps
Return before costs
6.54%
est rent £3,541/monot enough comparablesRange £3,218–£3,896/mo (Q1–Q3)
Bedrooms
6
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: £3,218–£3,896/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £162,500
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 (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £487,500 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
-£23
after mortgage, operating costs & tax
Rent in£3,541/mo gross
£3,405/mo collected · £136/mo lost to voids
Where it goes
£2,641Mortgage£788Costs
Outgoings exceed rent — you top up £23/mo
Mortgage£2,641
Costs£788
Management£354
Maintenance£100
Insurance£40
CapEx reserve£177
Voids + council tax£12
Ltd co. accounts£104
Tax—
Shortfall−£23
Returns
Return before costs on price6.54%
Cash return on cash-0.12%
Gross margin£2,617
Cash needed£232,500
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.29
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bournemouth · cap £1,546/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bournemouth
- LHA monthly cap:
- £1,546
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 | £42,492 | £9,450 | £31,688 | £0 | £257 | £1,097 | £1,097 |
| Year 2 | £43,767 | £9,734 | £31,688 | £0 | £446 | £1,899 | £2,997 |
| Year 3 | £45,080 | £10,026 | £31,688 | £0 | £640 | £2,726 | £5,723 |
| Year 4 | £46,432 | £10,327 | £31,688 | £0 | £839 | £3,579 | £9,302 |
| Year 5 | £47,825 | £10,636 | £31,688 | £0 | £1,045 | £4,456 | £13,758 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 41.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£6,338
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£13,758
Acquisition costs
25% deposit£162,500
Stamp duty£55,000
Refurb£1,350
Legal + survey£2,900
Mortgage + broker£10,750
Cash needed£232,500
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
HOUSE & SON House & Son, Residential Sales, Lettings, Property Management, Surveys & Valuation. Leading Independent Property Professionals Since 1939.
This expansive Edwardian home offers an exquisite blend of timeless character and modern convenience. Located in the sought-after BH3 postcode area of Bournemouth, it enjoys a prime position just a short walk from the West Hants Club, Waitrose, and a selection of excellent local schools.
Entering through the beautifully refu…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice