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Year 5 disposal
⊞ View all 5
30/ 100
Weak
6.96% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£32/mo — mildly negative — equity build may cover
- -0.2% 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
−£32/mo
You top up £32/mo
Price
£260K
No local sold comps to compare
Return · IRR
-0.2%/yr
Loses money over 5 years
Cash to get in
£104K
Deposit + fees + refurb
Return before costs on price 6.96%5-yr return on cash 4%Rent est. £1,508 (£1,463–£1,554)
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: £1,463–£1,554/mo · n=84
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£12,284–£22,929 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £195,000 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£32
after mortgage, operating costs & tax
Rent in£1,508/mo gross
£1,450/mo collected · £58/mo lost to voids
Where it goes
£1,056Mortgage£426Costs
Outgoings exceed rent — you top up £32/mo
Mortgage£1,056
Costs£426
Management£151
Maintenance£50
Insurance£28
CapEx reserve£75
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£10
Tax—
Shortfall−£32
Returns
Return before costs on price6.96%
Cash return on cash-0.37%
Gross margin£1,024
Cash needed£104,428
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.37
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 | £18,096 | £5,111 | £12,675 | £0 | £59 | £251 | £251 |
| Year 2 | £18,639 | £5,264 | £12,675 | £0 | £133 | £567 | £818 |
| Year 3 | £19,198 | £5,422 | £12,675 | £0 | £209 | £892 | £1,710 |
| Year 4 | £19,774 | £5,585 | £12,675 | £0 | £288 | £1,226 | £2,936 |
| Year 5 | £20,367 | £5,752 | £12,675 | £0 | £369 | £1,571 | £4,507 |
Disposal gain (gross)-£14,644
CGT£0
Net Disposal proceeds£279,884
What we verified
What we verified
30093 ok · 0 caution · 0 fail · 9 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
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
⚠️ Selective Licensing in scope
Selective scheme — Town Centre + Park Town areas only
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 cohortLU2 0DN · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University College London · 44.6 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 · 1152 sqft
£28k–£54k
£ per sqft
building cost only
£24–£47
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£8,064–£14,976
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,672–£24,192
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 history3d on marketno cuts yet
Strategy matrix
Council lease wins — +£149/mo · £171/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.96% | -£32 | £104,428 | 4.3% | Low | Feasible |
| Housing-benefit rent | 5.06% | -£434 | £104,428 | -17.6% | Med | Feasible |
| ⭐ Council lease | 6.96% | +£149 | £104,428 | 12.1% | Low | Feasible |
| Refurb & refinance | 6.96% | -£22 | £123,979 | 4.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £301,079 | 4% | Med | Feasible |
| Rent by the room | 9.00% | -£335 | £104,428 | -7.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Luton · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Luton
- LHA monthly cap:
- £1,097
- Scheme type:
- leasing
- Premium:
- +1000% 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
-£7/mo cash flow vs Rent it out if converted to Rent by the room
11.08% Return before costs on price converted vs 6.96% as-is
As-is Rent it out
Monthly profit+£4
Return before costs on price6.96%
Cash needed£76,898
If converted to Rent by the room
Monthly profit-£3
Return before costs on price11.08%
Cash needed£92,898
Δ vs Rent it out Monthly profit-£7
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£54,660–£102,610full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£4,608–£8,064
- Replumb£3,456–£6,912
- Windows£11,520–£20,736
- Paint + decor£8,064–£14,976
- Flooring£12,672–£24,192
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodSt Matthew's Primary SchoolPrimary · Community school · LU2 0NJ
- GoodWenlock CofE AcademyPrimary · Academy sponsor led · LU2 0RW
- InadequateLime Academy HartwellNot applicable · Free schools special · LU2 0EZ
- Not ratedHart Hill Nursery SchoolNursery · Local authority nursery school · LU2 0JS
- Not ratedCrawley Green Infant SchoolPrimary · Foundation school · LU2 0RW
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£18,096
Section 24 credit£0
Annual tax due£59
Post-tax Monthly profit annual-£445
Exit costs
Projected sale price (5y · 2%/yr growth)£287,061
Capital gain (pre-CGT)£27,061
Sale costs (~2.5%)£7,177
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£4,507
Rates as of Oct 2024
Acquisition costs
£104,428cash neededPurchase price£260,000
Deposit (25%)£65,000
Stamp duty+5% additional-property surcharge£16,000
Refurb£16,378
Legal + survey£2,150
Mortgage fees£4,900
Total cash neededdeposit + costs (loan covers the rest)£104,428
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
MANTONS ESTATE AGENTS are pleased to offer for sale this spacious three bedroom end of terrace home located within a short walk of Luton town centre & Luton Thames Link train station with no upper chain complications.
Perfect investment purchase, this type of property in good condition will rent for £1600.00 per month.
In brief the property comprises; Entrance hallway with stairs rising to the first floor, living room with bay window, separate sitting room & kitchen. To the…
Floor plans
Listing metarightmove · Mantons Estate Agents
About this listing
3 days · RightmovePrice history
5-year price trend
Monthly profit
−£32
Cash needed
£104K
Return after costs
-0.37%
IRR
-0.16%
Listed 3d ago
High Town Road, Luton, Bedfordshire, LU2 0DN
terraced · 3 bed · 1 bath · 1,152 sqft
£260,000
est £1,508 · 6.96% gross
1 / 5
30/100
Marginal
6.96% — verify the rent + comps locally.
6.96% Return before costs — around the area average for this property type.
Monthly profit −£32/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£260K
Return before costs
6.96%
est rent £1,508/monot enough comparablesRange £1,463–£1,554/mo (Q1–Q3)
Bedrooms
3
1 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: £1,463–£1,554/mo · n=84
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£12,284–£22,929 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £195,000 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£32
after mortgage, operating costs & tax
Rent in£1,508/mo gross
£1,450/mo collected · £58/mo lost to voids
Where it goes
£1,056Mortgage£426Costs
Outgoings exceed rent — you top up £32/mo
Mortgage£1,056
Costs£426
Management£151
Maintenance£50
Insurance£28
CapEx reserve£75
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£10
Tax—
Shortfall−£32
Returns
Return before costs on price6.96%
Cash return on cash-0.37%
Gross margin£1,024
Cash needed£104,428
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.37
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Luton · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Luton
- LHA monthly cap:
- £1,097
- Scheme type:
- leasing
- Premium:
- +1000% 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 | £18,096 | £5,111 | £12,675 | £0 | £59 | £251 | £251 |
| Year 2 | £18,639 | £5,264 | £12,675 | £0 | £133 | £567 | £818 |
| Year 3 | £19,198 | £5,422 | £12,675 | £0 | £209 | £892 | £1,710 |
| Year 4 | £19,774 | £5,585 | £12,675 | £0 | £288 | £1,226 | £2,936 |
| Year 5 | £20,367 | £5,752 | £12,675 | £0 | £369 | £1,571 | £4,507 |
Rent by the room upside
What we verified
4008
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeUnknown
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,535
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£4,507
Acquisition costs
25% deposit£65,000
Stamp duty£16,000
Refurb£16,378
Legal + survey£2,150
Mortgage + broker£4,900
Cash needed£104,428
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
MANTONS ESTATE AGENTS are pleased to offer for sale this spacious three bedroom end of terrace home located within a short walk of Luton town centre & Luton Thames Link train station with no upper chain complications.
Perfect investment purchase, this type of property in good condition will rent for £1600.00 per month.
In brief the property comprises; Entrance hallway with stairs rising to the first floor, living room with bay window, separate sitting room & kitchen. To the…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice