Commercial-to-Residential Calculator

Convert Class E commercial space to residential flats under Permitted Development

Add a postcode for a real comparable-sales check on your per-unit value:

Buying the Commercial Unit

England & Northern Ireland non-residential rates

Purchase Price

Legal Fees

Survey Fees

Broker Fees

Other Costs

SDLT (auto, non-residential rates): £7,000

Ownership & Tax

Owned by

Your other annual income

£40,000

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Conversion

Class MA Permitted Development: needs a Prior Approval application, not full planning

Resulting Units

Conversion Cost per Unit

Value per Unit (once converted)

Bedrooms per Unit

Selling Costs %

Total conversion: £180,000 (4 × £45,000)

£85,200

15.72% ROI

Selling all 4 units on completion

Totals

£542,000

Total Cash In

£640,000

Total GDV

After Tax

Capital Gains Tax

£19,112

Tax

£66,088

After-Tax Profit

Checked directly against the current legislation (Class MA, amended March 2024): you still need a Prior Approval application covering transport/access, contamination, flooding, noise from neighbouring commercial use, fire safety, natural light in every habitable room, and conservation-area impact on the ground floor. This is not an automatic, no-questions-asked conversion.

The building must not be in a listed building, SSSI, scheduled monument, AONB, National Park, or safety hazard area: Permitted Development doesn't apply there at all.

National space standards apply, which caps how many units are realistically achievable: don't assume you can fit as many as the floor area suggests on paper.

Some areas have an Article 4 direction removing this right specifically: check with the local planning authority before relying on it.