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Year 5 disposal
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7/ 100
Weak
5.66% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£352/mo — significantly negative — real recurring drain
- -3.0% 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
−£352/mo
You top up £352/mo
Price
£425K
No local sold comps to compare
Return · IRR
-3.0%/yr
Loses money over 5 years
Cash to get in
£162K
Deposit + fees + refurb
Return before costs on price 5.66%5-yr return on cash -7%Rent est. £2,004 (£2,000–£2,008)
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: £2,000–£2,008/mo · n=46
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£10,458–£19,522 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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
-£352
after mortgage, operating costs & tax
Rent in£2,004/mo gross
£1,927/mo collected · £77/mo lost to voids
Where it goes
£1,727Mortgage£552Costs
Outgoings exceed rent — you top up £352/mo
Mortgage£1,727
Costs£552
Management£200
Maintenance£100
Insurance£40
CapEx reserve£100
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£352
Returns
Return before costs on price5.66%
Cash return on cash-2.60%
Gross margin£1,375
Cash needed£162,219
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.12
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 | £24,048 | £6,626 | £20,719 | £0 | £0 | -£3,296 | -£3,296 |
| Year 2 | £24,769 | £6,824 | £20,719 | £0 | £0 | -£2,774 | -£6,070 |
| Year 3 | £25,513 | £7,029 | £20,719 | £0 | £0 | -£2,235 | -£8,306 |
| Year 4 | £26,278 | £7,240 | £20,719 | £0 | £0 | -£1,681 | -£9,987 |
| Year 5 | £27,066 | £7,457 | £20,719 | £0 | £0 | -£1,110 | -£11,096 |
Disposal gain (gross)-£16,091
CGT£0
Net Disposal proceeds£457,503
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 cohortBA1 2XG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bath · 3.7 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 · 712 sqft
£20k–£39k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,984–£9,256
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,832–£14,952
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history1d on marketno cuts yet
Strategy matrix
Rent it out wins — -£352/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 | 5.66% | -£352 | £162,219 | -6.8% | Low | Feasible |
| Housing-benefit rent | 2.76% | -£1,250 | £162,219 | -42.2% | Med | Feasible |
| Council lease | 2.76% | -£1,043 | £162,219 | -37.0% | Low | Feasible |
| Refurb & refinance | 5.66% | -£352 | £189,047 | -5.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £479,172 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Bath · cap £977/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £977
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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
-£411/mo cash flow vs Rent it out if converted to Rent by the room
6.78% Return before costs on price converted vs 5.66% as-is
As-is Rent it out
Monthly profit-£237
Return before costs on price5.66%
Cash needed£118,148
If converted to Rent by the room
Monthly profit-£647
Return before costs on price6.78%
Cash needed£134,148
Δ vs Rent it out Monthly profit-£411
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
£52,800
Range: £45,600 – £62,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 94% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 94% (349 decisions)
≈0.0% within 100 m vs 10% policy
£43,758–£83,593full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- Rewire£2,848–£5,696
- Replumb£2,136–£4,984
- Windows£7,120–£13,528
- Paint + decor£6,408–£11,392
- Flooring£9,256–£17,088
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
Local HMO policy & concentration
≈0.0% within 100 m vs 10% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodSt Andrew's Church SchoolPrimary · Academy converter · BA1 2SN
- Not ratedBath AcademyNot applicable · Other independent school · BA1 2HX
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£24,048
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,221
Exit costs
Projected sale price (5y · 2%/yr growth)£469,234
Capital gain (pre-CGT)£44,234
Sale costs (~2.5%)£11,731
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-£11,096
Rates as of Oct 2024
Acquisition costs
£162,219cash neededPurchase price£425,000
Deposit (25%)£106,250
Stamp duty+5% additional-property surcharge£32,500
Refurb£13,944
Legal + survey£2,150
Mortgage fees£7,375
Total cash neededdeposit + costs (loan covers the rest)£162,219
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Call to view 10th October. Just off Park Lane is this small development of excellent residential homes just one street away from stunning Victoria Park. Lower Weston is a prime Bath location. The benefit of living here is the combination of a friendly suburbs of period properties and easy access to the city centre through beautiful parkland. Local amenities include a convenient Tesco Express, independent shops, a café, and several excellent pubs, such as The Victoria Pub & Ki…
Floor plans
Listing metarightmove · Strattons and Partners
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£352
Cash needed
£162K
Return after costs
-2.60%
IRR
-3.02%
Listed 1d ago
The Barn, Park Lane, Bath
detached · 2 bed · 1 bath · 712 sqft
£425,000
est £2,004 · 5.66% gross
1 / 10
7/100
Marginal
5.66% — verify the rent + comps locally.
5.66% Return before costs — around the area average for this property type.
Monthly profit −£352/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£425K
Return before costs
5.66%
est rent £2,004/monot enough comparablesRange £2,000–£2,008/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: £2,000–£2,008/mo · n=46
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£10,458–£19,522 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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
-£352
after mortgage, operating costs & tax
Rent in£2,004/mo gross
£1,927/mo collected · £77/mo lost to voids
Where it goes
£1,727Mortgage£552Costs
Outgoings exceed rent — you top up £352/mo
Mortgage£1,727
Costs£552
Management£200
Maintenance£100
Insurance£40
CapEx reserve£100
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£352
Returns
Return before costs on price5.66%
Cash return on cash-2.60%
Gross margin£1,375
Cash needed£162,219
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.12
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bath · cap £977/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £977
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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 | £24,048 | £6,626 | £20,719 | £0 | £0 | -£3,296 | -£3,296 |
| Year 2 | £24,769 | £6,824 | £20,719 | £0 | £0 | -£2,774 | -£6,070 |
| Year 3 | £25,513 | £7,029 | £20,719 | £0 | £0 | -£2,235 | -£8,306 |
| Year 4 | £26,278 | £7,240 | £20,719 | £0 | £0 | -£1,681 | -£9,987 |
| Year 5 | £27,066 | £7,457 | £20,719 | £0 | £0 | -£1,110 | -£11,096 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,144
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£11,096
Acquisition costs
25% deposit£106,250
Stamp duty£32,500
Refurb£13,944
Legal + survey£2,150
Mortgage + broker£7,375
Cash needed£162,219
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
Call to view 10th October. Just off Park Lane is this small development of excellent residential homes just one street away from stunning Victoria Park. Lower Weston is a prime Bath location. The benefit of living here is the combination of a friendly suburbs of period properties and easy access to the city centre through beautiful parkland. Local amenities include a convenient Tesco Express, independent shops, a café, and several excellent pubs, such as The Victoria Pub & Ki…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice