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Year 5 disposal
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Weak
4.73% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£583/mo — heavily negative — needs monthly capital injection
- -3.9% 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
−£583/mo
You top up £583/mo
Price
£535K
No local sold comps to compare
Return · IRR
-3.9%/yr
Loses money over 5 years
Cash to get in
£217K
Deposit + fees + refurb
Return before costs on price 4.73%5-yr return on cash -11%Rent est. £2,107 (£1,869–£2,375)
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
Buy-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: £1,869–£2,375/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £133,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£20,807–£38,839 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £401,250 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£583
after mortgage, operating costs & tax
Rent in£2,107/mo gross
£2,026/mo collected · £81/mo lost to voids
Where it goes
£2,090Mortgage£519Costs
Outgoings exceed rent — you top up £583/mo
Mortgage£2,090
Costs£519
Management£211
Maintenance£50
Insurance£40
CapEx reserve£105
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£583
Returns
Return before costs on price4.73%
Cash return on cash-3.23%
Gross margin£1,507
Cash needed£216,917
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.93
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 | £25,284 | £6,230 | £25,078 | £0 | £0 | -£6,024 | -£6,024 |
| Year 2 | £26,043 | £6,416 | £25,078 | £0 | £0 | -£5,452 | -£11,476 |
| Year 3 | £26,824 | £6,609 | £25,078 | £0 | £0 | -£4,863 | -£16,339 |
| Year 4 | £27,629 | £6,807 | £25,078 | £0 | £0 | -£4,257 | -£20,596 |
| Year 5 | £28,457 | £7,011 | £25,078 | £0 | £0 | -£3,632 | -£24,228 |
Disposal gain (gross)-£33,226
CGT£0
Net Disposal proceeds£575,916
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 cohortIP33 1AY · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Cambridge · 41 km
Reason
4-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
4-bed · 2-bath · 2067 sqft
£48k–£92k
£ per sqft
building cost only
£23–£45
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£14,469–£26,871
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£22,737–£43,407
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 history1d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£225,000 in 2002 → £535,000 asking
+137.8%in 24y
- 2002£225,000—
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 — -£583/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 | 4.73% | -£583 | £216,917 | -11.2% | Low | Feasible |
| Housing-benefit rent | 3.54% | -£1,112 | £216,917 | -25.5% | Med | Feasible |
| Council lease | 0.00% | -£2,284 | £216,917 | -63.5% | Low | Feasible |
| Refurb & refinance | 4.73% | -£583 | £254,764 | -9.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£194 | £620,239 | 4% | Med | Feasible |
| Rent by the room | 5.38% | -£1,178 | £216,917 | -25.6% | — | Feasible |
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
-£494/mo cash flow vs Rent it out if converted to Rent by the room
5.38% Return before costs on price converted vs 4.73% as-is
As-is Rent it out
Monthly profit-£583
Return before costs on price4.73%
Cash needed£145,648
If converted to Rent by the room
Monthly profit-£1,077
Return before costs on price5.38%
Cash needed£161,648
Δ vs Rent it out Monthly profit-£494
Show conversion detail
Conversion cost estimate
£26,000
Range: £20,000 – £34,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£92,385–£172,535full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£8,268–£14,469
- Replumb£6,201–£12,402
- Windows£20,670–£37,206
- Paint + decor£14,469–£26,871
- Flooring£22,737–£43,407
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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedGuildhall Feoffment Community Primary SchoolPrimary · Community school · IP33 1RE
- Not ratedSt Edmund's Catholic Primary SchoolPrimary · Voluntary aided school · IP33 1QG
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£25,284
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,996
Exit costs
Projected sale price (5y · 2%/yr growth)£590,683
Capital gain (pre-CGT)£55,683
Sale costs (~2.5%)£14,767
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-£24,228
Rates as of Oct 2024
Acquisition costs
£216,917cash neededPurchase price£535,000
Deposit (25%)£133,750
Stamp duty+5% additional-property surcharge£43,500
Refurb£27,742
Legal + survey£2,900
Mortgage fees£9,025
Total cash neededdeposit + costs (loan covers the rest)£216,917
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A remarkable Grade II listed town house where centuries of history remain beautifully visible, with walled garden and parking for at least two cars.
Goldsmiths House is one of those rare town houses whose history remains immediately apparent. Behind its distinctive rendered façade lies a remarkably atmospheric interior, shaped by centuries of alteration and rich in exposed oak framing, broad timbers, old fireplaces and wonderfully individual rooms.
Grade II Listed, the hous…
Floor plans
Listing metarightmove · Bedfords
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£583
Cash needed
£217K
Return after costs
-3.23%
IRR
-3.89%
Listed 1d ago
Bury St. Edmunds, Suffolk
terraced · 4 bed · 2 bath · 2,067 sqft
£535,000
est £2,107 · 4.73% gross
Listed building
1 / 22
0/100
Marginal
4.73% — verify the rent + comps locally.
4.73% Return before costs — around the area average for this property type.
Monthly profit −£583/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£535K
Return before costs
4.73%
est rent £2,107/monot enough comparablesRange £1,869–£2,375/mo (Q1–Q3)
Bedrooms
4
2 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
Buy-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: £1,869–£2,375/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £133,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£20,807–£38,839 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £401,250 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£583
after mortgage, operating costs & tax
Rent in£2,107/mo gross
£2,026/mo collected · £81/mo lost to voids
Where it goes
£2,090Mortgage£519Costs
Outgoings exceed rent — you top up £583/mo
Mortgage£2,090
Costs£519
Management£211
Maintenance£50
Insurance£40
CapEx reserve£105
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£583
Returns
Return before costs on price4.73%
Cash return on cash-3.23%
Gross margin£1,507
Cash needed£216,917
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.93
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 | £25,284 | £6,230 | £25,078 | £0 | £0 | -£6,024 | -£6,024 |
| Year 2 | £26,043 | £6,416 | £25,078 | £0 | £0 | -£5,452 | -£11,476 |
| Year 3 | £26,824 | £6,609 | £25,078 | £0 | £0 | -£4,863 | -£16,339 |
| Year 4 | £27,629 | £6,807 | £25,078 | £0 | £0 | -£4,257 | -£20,596 |
| Year 5 | £28,457 | £7,011 | £25,078 | £0 | £0 | -£3,632 | -£24,228 |
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 areaListed
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£5,016
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£24,228
Acquisition costs
25% deposit£133,750
Stamp duty£43,500
Refurb£27,742
Legal + survey£2,900
Mortgage + broker£9,025
Cash needed£216,917
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 remarkable Grade II listed town house where centuries of history remain beautifully visible, with walled garden and parking for at least two cars.
Goldsmiths House is one of those rare town houses whose history remains immediately apparent. Behind its distinctive rendered façade lies a remarkably atmospheric interior, shaped by centuries of alteration and rich in exposed oak framing, broad timbers, old fireplaces and wonderfully individual rooms.
Grade II Listed, the hous…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice