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Year 5 disposal
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25/ 100
Weak
6.53% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£123/mo — mildly negative — equity build may cover
- -2.0% 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
−£123/mo
You top up £123/mo
Price vs market
Above comparable sales
+4% vs 12 sold
Return · IRR
-2.0%/yr
Loses money over 5 years
Cash to get in
£65K
Deposit + fees + refurb
Price £160KReturn before costs on price 6.53%5-yr return on cash -5%Rent est. £871 (£813–£933)
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: £813–£933/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 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
-£123
after mortgage, operating costs & tax
Rent in£871/mo gross
£838/mo collected · £34/mo lost to voids
Where it goes
£650Mortgage£311Costs
Outgoings exceed rent — you top up £123/mo
Mortgage£650
Costs£311
Management£87
Maintenance£50
Insurance£20
CapEx reserve£44
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£123
Returns
Return before costs on price6.53%
Cash return on cash-2.29%
Gross margin£527
Cash needed£64,564
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 | £10,452 | £3,728 | £7,800 | £0 | £0 | -£1,076 | -£1,076 |
| Year 2 | £10,766 | £3,840 | £7,800 | £0 | £0 | -£874 | -£1,950 |
| Year 3 | £11,089 | £3,955 | £7,800 | £0 | £0 | -£666 | -£2,616 |
| Year 4 | £11,421 | £4,073 | £7,800 | £0 | £0 | -£452 | -£3,068 |
| Year 5 | £11,764 | £4,196 | £7,800 | £0 | £0 | -£232 | -£3,300 |
Disposal gain (gross)-£8,927
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 profileMixed demand
Tenant profilelikely cohortSY3 5DW · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Birmingham · 66.3 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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
2-bed · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history2d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£99,000 in 2005 → £160,000 asking
+61.6%in 21y
- 2005£99,000+21.5% in 2y
- 2003£81,500+81.1% in 3y
- 2000£45,000+18.6% in 1y
- 1999£37,950—
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 — -£123/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 | 6.53% | -£123 | £64,564 | -5.1% | Low | Feasible |
| Housing-benefit rent | 4.45% | -£389 | £64,564 | -30.2% | Med | Feasible |
| Council lease | 0.00% | -£824 | £64,564 | -77.6% | Low | Feasible |
| Refurb & refinance | 6.53% | -£123 | £76,870 | -4.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £185,470 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Shropshire · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Shropshire
- LHA monthly cap:
- £593
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
+£435/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 6.53% as-is
As-is Rent it out
Monthly profit-£121
Return before costs on price6.53%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.00%
Cash needed£67,898
Δ vs Rent it out Monthly profit+£435
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miWide · CV 23.5%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 ratedOxon CofE Primary SchoolPrimary · Voluntary controlled school · SY3 5BJ
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£10,452
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,478
Exit costs
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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-£3,300
Rates as of Oct 2024
Acquisition costs
£64,564cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£10,764
Legal + survey£1,700
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£64,564
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A well-presented two-bedroom terraced home situated in the popular residential area of Gains Park, Shrewsbury. The property offers comfortable and well-planned accommodation, making it an ideal choice for first-time buyers, couples or investors. The accommodation comprises an entrance hall, fitted kitchen and a spacious living room with patio doors opening directly onto the fully enclosed rear garden. To the first floor are two bedrooms and a family bathroom. Outside, the pro…
Floor plans
Listing metarightmove · Zaza Johnson & Bath
About this listing
2 days · RightmovePrice history
5-year price trend
Monthly profit
−£123
Cash needed
£65K
Return after costs
-2.29%
IRR
-2.01%
Listed 2d ago
The Keep, Bicton Heath, Shrewsbury, Shropshire, SY3 5DW
terraced · 2 bed · 1 bath
£160,000
est £871 · 6.53% gross
1 / 11
25/100
Marginal
6.53% — verify the rent + comps locally.
6.53% Return before costs — around the area average for this property type.
Monthly profit −£123/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£160K
4% above sold comps
Return before costs
6.53%
est rent £871/monot enough comparablesRange £813–£933/mo (Q1–Q3)
Bedrooms
2
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: £813–£933/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 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
-£123
after mortgage, operating costs & tax
Rent in£871/mo gross
£838/mo collected · £34/mo lost to voids
Where it goes
£650Mortgage£311Costs
Outgoings exceed rent — you top up £123/mo
Mortgage£650
Costs£311
Management£87
Maintenance£50
Insurance£20
CapEx reserve£44
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£123
Returns
Return before costs on price6.53%
Cash return on cash-2.29%
Gross margin£527
Cash needed£64,564
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 Shropshire · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Shropshire
- LHA monthly cap:
- £593
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 | £10,452 | £3,728 | £7,800 | £0 | £0 | -£1,076 | -£1,076 |
| Year 2 | £10,766 | £3,840 | £7,800 | £0 | £0 | -£874 | -£1,950 |
| Year 3 | £11,089 | £3,955 | £7,800 | £0 | £0 | -£666 | -£2,616 |
| Year 4 | £11,421 | £4,073 | £7,800 | £0 | £0 | -£452 | -£3,068 |
| Year 5 | £11,764 | £4,196 | £7,800 | £0 | £0 | -£232 | -£3,300 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 23.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,560
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,300
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£3,400
Cash needed£64,564
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
A well-presented two-bedroom terraced home situated in the popular residential area of Gains Park, Shrewsbury. The property offers comfortable and well-planned accommodation, making it an ideal choice for first-time buyers, couples or investors. The accommodation comprises an entrance hall, fitted kitchen and a spacious living room with patio doors opening directly onto the fully enclosed rear garden. To the first floor are two bedrooms and a family bathroom. Outside, the pro…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice