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 →
Price
$7.95M
Return before costson price
64.00%
est rent $4,221not enough comparables
Cash needed
$3.56M
deposit + costs
Monthly profit
−$41K
net of mgmt + voids
5y Return on your cash
-69.8%
after tax
IRR
—
cash + capital
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $1,987,500
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$41,362
after mortgage, operating costs & tax
Income
Monthly rent+$4,221
After 2wk voids: $4,059/mo
Outgoings
Mortgage-$39,669
Operating costs-$5,914
show breakdown ▾
Management (10% of rent)-$422
CapEx reserve (5% of rent)-$211
Council Tax × voids (2w/yr)-$15
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price0.64%
Cash returnon cash-13.93%
Gross margin-$1,856
Cash needed$3,562,630
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.07
Rent-covers-mortgage check FAIL (need ≥ 1.00)
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.
Year
Gross Rent
Op Costs
Mortgage
Equity Built
Tax
Net
Cumulative
Year 1
$50,652
$70,971
$476,024
$0
$0
-$496,343
-$496,343
Year 2
$52,172
$73,100
$476,024
$0
$0
-$496,952
-$993,295
Year 3
$53,737
$75,293
$476,024
$0
$0
-$497,580
-$1,490,876
Year 4
$55,349
$77,552
$476,024
$0
$0
-$498,227
-$1,989,103
Year 5
$57,009
$79,878
$476,024
$0
$0
-$498,893
-$2,487,996
Year 5 disposal
Disposal gain (gross)-$942,204
CGT$0
Net Disposal proceeds$8,558,006
What we verified
What we verified
2 total · click to expand
20002 ok · 0 caution · 0 fail · 0 unknown
Investor
Tenant profileFamily let
Tenant profilelikely cohort44 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Glasgow · 8239.7 km
Reason
44-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $1,987,500
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$41,362
after mortgage, operating costs & tax
Income
Monthly rent+$4,221
After 2wk voids: $4,059/mo
Outgoings
Mortgage-$39,669
Operating costs-$5,914
show breakdown ▾
Management (10% of rent)-$422
CapEx reserve (5% of rent)-$211
Council Tax × voids (2w/yr)-$15
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price0.64%
Cash returnon cash-13.93%
Gross margin-$1,856
Cash needed$3,562,630
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.07
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)44 bd
If converted
Net Rent by the room yield—
Comparables
sold within 0.5 mi
Location & transport
Loading map…
PropertySchoolsUniversitiesStations
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit$83,475
Annual rental tax$0
CGT yr 5$0 · company level
5y net total-$2,487,996
Acquisition costs
$3.6M
25% deposit$1,987,500
Refurb$1,387,510
Legal + survey$3,700
Mortgage + broker$120,250
Cash needed$3,562,630
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Your notes
Auto-saves
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones Estimates not financial advice