Monthly profit +£512/mo from completion — the no.1 reason to invest
14.59% return before costs — above-market
10.2% 5y IRR — strong total return on capital
Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
Auction lot — bridging-only finance, 28-day completion
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
+£512/mo
Pays you every month, net of costs
Price
£140K
No local sold comps to compare
Return · IRR
10.2%/yr
Solid annualised return
Cash to get in
£66K
Deposit + fees + refurb
Return before costson price14.59%5-yr return on cash 57%Rent est. £1,702 (£1,564–£1,852)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,564–£1,852/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£14,482–£27,033 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £105,000 loan + £1,000 booking fee
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
£20,424
£5,231
£6,825
£0
£1,590
£6,778
£6,778
Year 2
£21,037
£5,388
£6,825
£0
£1,677
£7,147
£13,926
Year 3
£21,668
£5,549
£6,825
£0
£1,766
£7,528
£21,453
Year 4
£22,318
£5,716
£6,825
£0
£1,858
£7,919
£29,373
Year 5
£22,987
£5,887
£6,825
£0
£1,952
£8,323
£37,696
Year 5 disposal
Disposal gain (gross)-£17,602
CGT£0
Net Disposal proceeds£150,707
What we verified
What we verified
12 total · click to expand
41074 ok · 1 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreeholdTenure & planningFreehold
Legal & planning
2 checks
TenureUnknown
Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable94% likely
Confidence: low
•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)
•this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
•NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
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
Cladding safety certificateNot stated on the listingHeritageNot 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.
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£150,000 in 2004 → £140,000 asking
-6.7%in 22y
2004£150,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — +£512/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
14.59%
+£512
£66,409
56.8%
Low
Feasible
Housing-benefit rent
10.26%
+£118
£66,409
21.0%
Med
Feasible
Council lease
10.26%
+£319
£66,409
33.2%
Low
Feasible
Refurb & refinance
14.59%
+£512
£81,133
46.5%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£174
£176,033
-4%
Med
Feasible
Rent by the room
19.29%
+£325
£66,409
47.3%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,197/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Bath
LHA monthly cap:
£1,197
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
-£134/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 14.59% as-is
As-is Rent it out
Monthly profit+£511
Return before costson price14.59%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costson price20.57%
Cash needed£62,898
Δ vs Rent it outMonthly profit-£134
Show conversion detail
Conversion cost estimate
£57,600
Range: £50,400 – £67,200
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
£44,216–£84,000full refurb + room split
⚠️ Capped at 60% of £140,000 asking (£84,000). Raw model: £65,340–£124,130. Verify with a surveyor before offering.
What's in this cost
Kitchen£6,456–£12,912
2 × bathroom£8,730–£16,004
Rewire£2,978–£5,955
Replumb£2,233–£5,211
Windows£7,444–£14,143
Paint + decor£6,699–£11,910
Flooring£9,677–£17,865
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
St Michaels Junior Church School
Primary · Academy sponsor led · BA2 1RW
Good
Twerton Infant School
Primary · Community school · BA2 1QR
Good
Roundhill Primary School
Primary · Academy sponsor led · BA2 1LG
Inadequate
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£5,993/yr kept
Annual gross rent£20,424
Section 24 credit£0
Annual tax due£1,590
Post-tax Monthly profitannual£5,993
Exit costs
£37,696 after CGT
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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 profitafter CGT£37,696
Rates as of Oct 2024
Acquisition costs
£66,409cash needed
Purchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£19,309
Legal + survey£1,700
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£66,409
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
LOT 40A FOR SALE BY ONLINE AUCTION on 21st October 2026
Freehold End of Terrace House Vacant Possession
Situated in a cul-de-sac off Shophouse Road, close to the amenities available in Bath City Centre and travelling facilities including Oldfield Park Train and Bath Spa Train Stations. Innox Park and Brickfields Park are also nearby.
An End of Terrace House requiring modernisation with accommodation arranged on Two Floors comprising:
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
14.59% Return before costs — above-market
Chain free
Price
£140K
Return before costs
14.59%
est rent £1,702/monot enough comparablesRange £1,564–£1,852/mo (Q1–Q3)
Bedrooms
3
— bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,564–£1,852/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£14,482–£27,033 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £105,000 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,197/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Bath
LHA monthly cap:
£1,197
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
£20,424
£5,231
£6,825
£0
£1,590
£6,778
£6,778
Year 2
£21,037
£5,388
£6,825
£0
£1,677
£7,147
£13,926
Year 3
£21,668
£5,549
£6,825
£0
£1,766
£7,528
£21,453
Year 4
£22,318
£5,716
£6,825
£0
£1,858
£7,919
£29,373
Year 5
£22,987
£5,887
£6,825
£0
£1,952
£8,323
£37,696
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
If converted
Gross Rent by the room yield—
What we verified
13 total
4207
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile3▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,365
Annual rental tax£1,441
CGT yr 5£0 · company level
5y net total£37,696
Acquisition costs
£66K
25% deposit£35,000
Stamp duty£7,300
Refurb£19,309
Legal + survey£1,700
Mortgage + broker£3,100
Cash needed£66,409
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
Auto-saves
Description& agent copyRightmove
LOT 40A FOR SALE BY ONLINE AUCTION on 21st October 2026
Freehold End of Terrace House Vacant Possession
Situated in a cul-de-sac off Shophouse Road, close to the amenities available in Bath City Centre and travelling facilities including Oldfield Park Train and Bath Spa Train Stations. Innox Park and Brickfields Park are also nearby.
An End of Terrace House requiring modernisation with accommodation arranged on Two Floors comprising: