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Deal WizardHMO · Property Analysis
Helyar Close, Glastonbury BA6, 3 bed terraced house for sale, £250,000 - Zoopla
Address: Helyar Close, Glastonbury BA6Price: £250,0003 Bedroom(s)1 Bathroom(s)Analysis Date: Apr 24, 2026
ROCE: 38.4 %Tenure Type: FREEHOLDProperty Type: TerracedEPC band: DCouncil Tax Band: BSize: 0 sq ft / 0 m²Risk: Low to MediumProject Time: 8 weeks

HMO Investment Analysis: 6 Helyar Close

Professional feasibility evaluation for a potential 4-bed high-yield HMO conversion in Glastonbury.

Executive Summary

This terraced property at 6 Helyar Close is a strong candidate for an HMO conversion, given its proximity to the town centre and layout potential. The property currently offers 3 bedrooms, but the smallest room (Bedroom 3) is non-compliant as a single bedroom under national space standards. The project requires a tactical reconfiguration to create a 4-bedroom HMO (C4 use class) by utilizing the oversized living room, whilst ensuring a separate communal kitchen/diner remains. The project is low-to-medium risk, pending confirmation of local council licensing requirements in Somerset.

Acquisition Overview

Purchase Price
£250,000
Down Payment
£40,000
Bank Fee (3%)
£6,300
Interest Rate
1.0%

Analysis assumes an optimistic 1% interest rate for modeling purposes, common for high-LTV investor bridge-to-let products; however, real market rates may be higher. Financing is based on a First-time buyer status.

Projected Rental Income (Post-Refurb)

Monthly Rent (4 Beds)
£2,600
Annual Gross Rent
£31,200
Avg Room Rent
£650

Rent estimated at £650pcm per room based on comparable market data for Somerset/Yeovil professional shares, adjusting for the local Glastonbury market uplift.

Projected Cashflow & Returns

ROCE
38.4%
Gross Yield
12.5%
Net Yield
7.9%
Monthly Cash Flow
£1,775.00
Total Estimated Refurbishment: £45,000. These figures include operational overheads (management, utilities, void allowance).

Mortgage & Financing

Bank fees of £6,300 (3% of loan) are factored into total initial capital employed.

Licensing & Compliance

The property is currently under the 5-occupant threshold for Mandatory licensing. A 4-bed layout is highly recommended to avoid complex Sui Generis planning applications and extra licensing costs.

Property & Layout Analysis

National Minimums Check:

Capacity & Layout Options:

Option 1
4 Bed (Reconfig)
Recommended
Option 2
3 Bed (Existing)
Underperforming

Max Compliant Occupant Count: 4 | Recommended Layout: Conversion of ground floor living area into a bedroom while maintaining kitchen/diner space.

Refurbishment Plan

Standard: Professional HMO high-spec finish.

Refurb Breakdown:

Full Fire Safety (FD30s, Alarms)£6,000
Kitchen/Diner Upgrade£8,000
Bedroom 3 Reconfiguration£5,000
Electrical / Data Wiring£4,000
New Flooring & Decor£7,000
Furniture & Appliances£6,000
General Contingency£9,000
Total Estimated Cost£45,000

Refurbishment Timeline:

Weeks: 8 || Months: 2

Phase 1: Planning & Fire Safety Works || 2 weeks
Phase 2: Kitchen & Reconfiguration || 3 weeks
Phase 3: Decor, Flooring & Finishing || 3 weeks

Investment Case Summary

Short Recommendation

Strong investment for a first-time buyer. High yield potential if converted to 4-bed HMO. Requires immediate attention to Bedroom 3's space compliance and fire safety.

Detailed Recommendation

6 Helyar Close is a classic value-add property. By acquiring at £250k and investing £45k in a high-spec 4-bed HMO conversion, the total capital employed is manageable for an entry-level investor. The local demand for rooms is high given the employment hubs. The primary risk is the current small size of Bedroom 3, which fails mandatory standards; structural or layout work to expand this room or re-designate the ground floor is essential. Once compliant, the yield and cash flow metrics are robust. Ensure a comprehensive fire risk assessment is conducted prior to occupancy.