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Year 5 disposal
BMV -85%
⊞ View all 16
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Priced below market -85% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- Monthly profit −£343/mo — significantly negative — real recurring drain
- -17.9% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£343/mo
You top up £343/mo
Price vs market
Below market value
-85% vs 12 sold · interior unseen
Return · IRR
-17.9%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £40KCash to buy £26K5-yr return on cash -82%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £10,000
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 £30,000 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
-£343
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£163Mortgage£181Costs
Outgoings exceed rent — you top up £343/mo
Mortgage£163
Costs£181
Maintenance£50
Insurance£20
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£343
Returns
Return before costs on price0.00%
Cash return on cash-15.80%
Gross margin-£181
Cash needed£26,064
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £2,169 | £1,950 | £0 | £0 | -£4,119 | -£4,119 |
| Year 2 | £0 | £2,234 | £1,950 | £0 | £0 | -£4,184 | -£8,303 |
| Year 3 | £0 | £2,301 | £1,950 | £0 | £0 | -£4,251 | -£12,554 |
| Year 4 | £0 | £2,370 | £1,950 | £0 | £0 | -£4,320 | -£16,874 |
| Year 5 | £0 | £2,441 | £1,950 | £0 | £0 | -£4,391 | -£21,266 |
Disposal gain (gross)-£11,405
CGT£0
Net Disposal proceeds£43,059
What we verified
What we verified
32063 ok · 2 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 cohortLU1 5JU · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University College London · 44.2 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 history1d on marketno cuts yet
Strategy matrix
Council lease wins — +£6,725/mo · £6,480/mo ahead of Housing-benefit rent
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£343 | £26,064 | -81.6% | Low | Feasible |
| Housing-benefit rent | 26.19% | +£244 | £26,064 | 74.9% | Med | Feasible |
| ⭐ Council lease | 288.09% | +£6,725 | £26,064 | 1641.0% | Low | Feasible |
| Refurb & refinance | 0.00% | -£343 | £32,370 | -65.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £58,770 | -19% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Luton · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Luton
- LHA monthly cap:
- £873
- 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
+£1,053/mo cash flow vs Rent it out if converted to Rent by the room
72.00% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£359
Return before costs on price0.00%
Cash needed£21,898
If converted to Rent by the room
Monthly profit+£694
Return before costs on price72.00%
Cash needed£37,898
Δ vs Rent it out Monthly profit+£1,053
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
£24,000
Range: £20,400 – £27,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£12,746–£24,000full refurb + room split
⚠️ Capped at 60% of £40,000 asking (£24,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£2,580–£5,159
- 1 × bathroom£1,702–£3,120
- Rewire£967–£1,693
- Replumb£726–£1,451
- Windows£2,419–£4,353
- Paint + decor£1,693–£3,144
- Flooring£2,660–£5,079
Comparables
sold within 0.5 miWide · CV 15.4%Med confidence
Loading 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
- OutstandingFarley Junior AcademyPrimary · Academy converter · LU1 5JF
- OutstandingHillborough Junior SchoolPrimary · Community school · LU1 5EZ
- GoodSt Margaret of Scotland Catholic Primary SchoolPrimary · Academy converter · LU1 5PP
- Not ratedChapel Street Nursery SchoolNursery · Local authority nursery school · LU1 5EA
- Not ratedHillborough Infant and Nursery SchoolPrimary · Community school · LU1 5EZ
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,119
Exit costs
Projected sale price (5y · 2%/yr growth)£44,163
Capital gain (pre-CGT)£4,163
Sale costs (~2.5%)£1,104
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-£21,266
Rates as of Oct 2024
Acquisition costs
£26,064cash neededPurchase price£40,000
Deposit (25%)£10,000
Stamp duty+5% additional-property surcharge£2,000
Refurb£10,764
Legal + survey£1,700
Mortgage fees£1,600
Total cash neededdeposit + costs (loan covers the rest)£26,064
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
LOT 10 FOR SALE BY ONLINE AUCTION on 21st October 2026
Freehold House Vacant Possession
Situated off Bolinbroke Road, close to the amenities available in Luton Town Centre and travelling facilities including Luton Train Station. Stockwood Park is also nearby.
A Terrace House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Two Rooms Bathroom/WC
Ground Floor Entrance Porch Living Room Kitchen Con…
Floor plans
Listing metarightmove · McHugh & Co
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£343
Cash needed
£26K
Return after costs
-15.80%
IRR
-17.90%
Listed 1d ago
73 Dunsmore Road, Luton, LU1 5JU
terraced · 2 bed
£40,000
Chain free
Priced below market
1 / 16
0/100
Marginal
No rent data — verify locally before offering.
Priced below market -85% vs 12 nearby sold (last 12 mo)
Chain free
Price
£40K
85% below sold comps
Return before costs
—
rent unknown
Bedrooms
2
— bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £10,000
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 £30,000 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
-£343
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£163Mortgage£181Costs
Outgoings exceed rent — you top up £343/mo
Mortgage£163
Costs£181
Maintenance£50
Insurance£20
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£343
Returns
Return before costs on price0.00%
Cash return on cash-15.80%
Gross margin-£181
Cash needed£26,064
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Luton · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Luton
- LHA monthly cap:
- £873
- 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 | £0 | £2,169 | £1,950 | £0 | £0 | -£4,119 | -£4,119 |
| Year 2 | £0 | £2,234 | £1,950 | £0 | £0 | -£4,184 | -£8,303 |
| Year 3 | £0 | £2,301 | £1,950 | £0 | £0 | -£4,251 | -£12,554 |
| Year 4 | £0 | £2,370 | £1,950 | £0 | £0 | -£4,320 | -£16,874 |
| Year 5 | £0 | £2,441 | £1,950 | £0 | £0 | -£4,391 | -£21,266 |
Rent by the room upside
What we verified
2407
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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miWide · CV 15.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£390
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£21,266
Acquisition costs
25% deposit£10,000
Stamp duty£2,000
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£1,600
Cash needed£26,064
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
LOT 10 FOR SALE BY ONLINE AUCTION on 21st October 2026
Freehold House Vacant Possession
Situated off Bolinbroke Road, close to the amenities available in Luton Town Centre and travelling facilities including Luton Train Station. Stockwood Park is also nearby.
A Terrace House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Two Rooms Bathroom/WC
Ground Floor Entrance Porch Living Room Kitchen Con…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice