ExampleThis is an example property. It’s a realistic, made-up deal we use to show what Dwelfy surfaces on a real listing — comparables, sold history, trust signals and a full investment breakdown. It is not a live listing and isn’t for sale.
24.75% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Monthly profit +£2,693/mo from completion — the no.1 reason to invest
24.8% Rent by the room return before costs (net 14.00% after CapEx + bills) — conversion play
Priced below market -12% vs 12 nearby sold (last 12 mo) — instant equity
20.4% 5y IRR — strong total return on capital
Why to be cautious
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£3K/mo
Pays you every month, net of costs
Price vs market
Below market value
-12% vs 12 sold · interior unseen
Return · IRR
20.4%/yr
Strong annualised return
Cash left in
£120K
Stays in after refinancing at value
Price £450KCash to buy £165KReturn before costson price · Rent by the room24.75%5-yr return on cash 129%Rent est. £2,400 (£2,150–£2,650)
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
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 (£)
Local comp range: £2,150–£2,650/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
3.0%9.0%
5-year fixed (market average) — 5.50% (as of 2026-05).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Midpoint of AI-estimated £6,000–£10,000 refurb range
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £400K+
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£28
after mortgage, operating costs & tax
Rent in£2,400/mo
£2,308Collected
£2,308/mo actually reaches you — the other £92 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
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.
Total cash neededdeposit + costs (loan covers the rest)£165,400
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · demo
Description& agent copydemo
A turnkey, fully-licensed 8-bedroom HMO in the heart of Easton, one of Bristol's strongest house-share rental patches — walkable to the city centre, Stapleton Road station and the M32 corridor. All eight large double en-suites are let to working professionals on AST room contracts at £1,160/room all-inclusive (£9,280/mo gross). Recently refurbished throughout: new fire-doors and L2 alarm system, full EICR, three modern shared bathrooms and a large communal kitchen/diner. Sold…
Key features
Fully licensed 8-person HMO (mandatory licence in place)
8 large double en-suites — all let on AST room contracts
£9,280/mo gross rent · all-inclusive of bills · ~14% net yield
Tenants in situ — income from completion
New L2 fire-alarm + fire-doors · full EICR
Three shared bathrooms + large communal kitchen/diner
Article 4 clear — established HMO use, no planning risk
ExampleThis is an example property. A realistic, made-up deal showing what Dwelfy surfaces on a real listing — not a live listing, and not for sale.
BS5 · 8-bed home
Monthly profit
−£28
Cash needed
£165K
Return after costs
-0.20%
IRR
-0.71%
Listed 45d ago
Avonvale Rd, Easton, Bristol, BS5 9RY
house · 8 bed · 3 bath · 2,600 sqft
£450,000
est £2,400 · 6.40% gross
EPC C
Priced below market
1 / 3
60/100
Solid
24.75%Rent by the room strategy — market rent unverified, verify locally.
Priced below market -12% vs 12 nearby sold (last 12 mo)
24.8% Rent by the roomReturn before costs — conversion play
Monthly cashflow
−£28/mo
You top up £28/mo
Price vs market
Below market value
-12% vs 12 sold · interior unseen
Return · IRR
-0.7%/yr
Loses money over 5 years
Cash left in
£120K
Stays in after refinancing at value
Price £450KCash to buy £165KReturn before costson price · Rent by the room24.75%5-yr return on cash 5%Rent est. £2,400 (£2,150–£2,650)
Bedrooms
8
3 bath
Energy rating
C
lettable now
Run the numbers
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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 (£)
Local comp range: £2,150–£2,650/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
3.0%9.0%
5-year fixed (market average) — 5.50% (as of 2026-05).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Midpoint of AI-estimated £6,000–£10,000 refurb range
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £400K+
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£28
after mortgage, operating costs & tax
Rent in£2,400/mo
£2,308Collected
£2,308/mo actually reaches you — the other £92 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
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
£28,800
£6,932
£21,094
£0
£147
£627
£627
Year 2
£29,664
£7,140
£21,094
£0
£272
£1,158
£1,786
Year 3
£30,554
£7,354
£21,094
£0
£400
£1,706
£3,492
Year 4
£31,471
£7,575
£21,094
£0
£532
£2,270
£5,762
Year 5
£32,415
£7,802
£21,094
£0
£669
£2,850
£8,611
Rent by the roomupside
Tap to expand
Rent by the room conversion upside+18.4 pp▾
Required
Rooms (3+)8 bd
If converted
Gross / mo£9,280
Gross Rent by the room yield24.75%
What we verified
12 total
7005
Legal & planning4▾
Article 4HMO restriction lookupClear
Rent by the room licensingMandatory if 5+ unrelatedAlready licensed
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingC
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 profile2▾
Tenant profileBeds + postcode heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Tight · CV 1.7%Med confidence
Loading nearby sold…
Location & transport
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,219
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£8,611
Acquisition costs
£165K
25% deposit£112,500
Stamp duty£35,000
Refurb£8,000
Legal + survey£2,150
Mortgage + broker£7,750
Cash needed£165,400
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyDemo
A turnkey, fully-licensed 8-bedroom HMO in the heart of Easton, one of Bristol's strongest house-share rental patches — walkable to the city centre, Stapleton Road station and the M32 corridor. All eight large double en-suites are let to working professionals on AST room contracts at £1,160/room all-inclusive (£9,280/mo gross). Recently refurbished throughout: new fire-doors and L2 alarm system, full EICR, three modern shared bathrooms and a large communal kitchen/diner. Sold…
Key features
Fully licensed 8-person HMO (mandatory licence in place)
8 large double en-suites — all let on AST room contracts
£9,280/mo gross rent · all-inclusive of bills · ~14% net yield
Tenants in situ — income from completion
New L2 fire-alarm + fire-doors · full EICR
Three shared bathrooms + large communal kitchen/diner
Article 4 clear — established HMO use, no planning risk
Freehold · ~2,600 sq ft
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones Estimates not financial advice
8-bed house for sale in Bristol BS5 — £450K | Dwelfy