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Year 5 disposal
BMV -27%
⊞ View all 12
84/ 100
Strong
Strong investment fundamentals.
Why it works
- Monthly profit +£348/mo from completion — the no.1 reason to invest
- 12.39% return before costs — above-market
- 12.0% Rent by the room return before costs (net 5.53% after CapEx + bills) — conversion play
- Priced below market -27% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£348/mo
Pays you every month, net of costs
Price vs market
Below market value
-27% vs 12 sold · interior unseen
Return · IRR
5.9%/yr
Modest annualised return
Cash left in
£26K
Stays in after refinancing at value
Price £190KCash to buy £79KReturn before costs on price 12.39%5-yr return on cash 36%Rent est. £1,962 (£1,916–£2,009)
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 (£)
Local comp range: £1,916–£2,009/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £142,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£348
after mortgage, operating costs & tax
Rent in£1,962/mo gross
£1,887/mo collected · £75/mo lost to voids
Where it goes
£772Mortgage£686Costs£348Your profit
£348/mo left as profit · 18% of rent kept
Mortgage£772
Costs£686
Management£196
Maintenance£67
Insurance£20
CapEx reserve£98
Voids + council tax£10
Service charge + ground rent£190
Ltd co. accounts£104
Tax£82
Profit+£348
Returns
Return before costs on price12.39%
Cash return on cash5.26%
Gross margin£1,201
Cash needed£79,261
Monthly profit payback19y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.44
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £23,544 | £8,227 | £9,263 | £0 | £1,150 | £4,904 | £4,904 |
| Year 2 | £24,250 | £8,474 | £9,263 | £0 | £1,238 | £5,276 | £10,180 |
| Year 3 | £24,978 | £8,728 | £9,263 | £0 | £1,328 | £5,659 | £15,840 |
| Year 4 | £25,727 | £8,990 | £9,263 | £0 | £1,420 | £6,055 | £21,894 |
| Year 5 | £26,499 | £9,260 | £9,263 | £0 | £1,516 | £6,461 | £28,355 |
Disposal gain (gross)-£13,380
CGT£0
Net Disposal proceeds£204,531
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
Leasehold125 yr
Tenure & planning125 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable71% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 40m (below threshold)
- local council HMO approval rate 71% (187 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 40 m vs 10% policy
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 cohortSO14 7EA · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Southampton · 3.5 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
3-bed · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history1502d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£185,000 in 2004 → £190,000 asking
+2.7%in 22y
- 2004£185,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£576/mo · £228/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 12.39% | +£348 | £79,261 | 35.8% | Low | Feasible |
| Housing-benefit rent | 6.77% | -£366 | £79,261 | -19.2% | Med | Feasible |
| ⭐ Council lease | 12.39% | +£576 | £79,261 | 49.2% | Low | Feasible |
| Refurb & refinance | 12.39% | +£348 | £94,805 | 29.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£381 | £223,955 | 2% | Med | Feasible |
| Rent by the room | 11.99% | -£1,169 | £105,261 | -59.1% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Southampton · cap £1,072/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southampton
- LHA monthly cap:
- £1,072
- Scheme type:
- PSL
- Premium:
- +800% 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
-£305/mo cash flow vs Rent it out if converted to Rent by the room
15.16% Return before costs on price converted vs 12.39% as-is
Room mix (3 lettable rooms)
1× Double @ £650/mo1× Single @ £524/mo1× En-suite @ £724/mo
≈ £1,899/mo gross room income
As-is Rent it out
Monthly profit+£524
Return before costs on price12.39%
Cash needed£59,398
If converted to Rent by the room
Monthly profit+£219
Return before costs on price15.16%
Cash needed£75,398
Δ vs Rent it out Monthly profit-£305
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 71% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 40m (below threshold)
- local council HMO approval rate 71% (187 decisions)
≈0.0% within 40 m vs 10% policy
£54,690–£102,530full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 3335 HMO comps within 638 m
Comparables
sold within 0.5 miWide · CV 22.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Southampton City-wide HMO Article 4
≈0.0% within 40 m vs 10% policy
Tax treatment
Annual gross rent£23,544
Section 24 credit£0
Annual tax due£1,150
Post-tax Monthly profit annual£3,999
Exit costs
Projected sale price (5y · 2%/yr growth)£209,775
Capital gain (pre-CGT)£19,775
Sale costs (~2.5%)£5,244
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£28,355
Rates as of Oct 2024
Acquisition costs
£79,261cash neededPurchase price£190,000
Deposit (25%)£47,500
Stamp duty+5% additional-property surcharge£10,800
Refurb£15,111
Legal + survey£2,000
Mortgage fees£3,850
Total cash neededdeposit + costs (loan covers the rest)£79,261
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUMMARY Fox & Sons as sole selling agents are delighted to offer for sale this character three bedroom apartment in this Grade II listed building. Portland Terrace is situated within Southampton City Centre with its vast array of shopping, leisure and dining facilities.
DESCRIPTION Fox and sons have pleasure in offering for sale this three bedroom lower ground floor apartment in Portland Terrace a beautiful historic grade 2 listed building built in C.1835 situated in the he…
Floor plans
Listing metarightmove · Fox & Sons
About this listing
1502 days · RightmovePrice history
5-year price trend
Monthly profit
+£348
Cash needed
£79K
Return after costs
5.26%
IRR
5.86%
Listed 1502d ago
Portland Terrace, Southampton
flat · 3 bed · 2 bath
£190,000
est £1,962 · 12.39% gross
Leasehold 125yrListed building
Priced below market
1 / 12
84/100
Strong
Real 12.39% — fundamentals work.
Priced below market -27% vs 12 nearby sold (last 12 mo)
Monthly profit +£348/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.39% Return before costs — above-market
12.0% Rent by the room Return before costs — conversion play
Price
£190K
27% below sold comps
Return before costs
12.39%
est rent £1,962/mo6 comps within 1 kmRange £1,916–£2,009/mo (Q1–Q3)
Bedrooms
3
2 bath
Energy rating
—
Energy rating
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 (£)
Local comp range: £1,916–£2,009/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £142,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£348
after mortgage, operating costs & tax
Rent in£1,962/mo gross
£1,887/mo collected · £75/mo lost to voids
Where it goes
£772Mortgage£686Costs£348Your profit
£348/mo left as profit · 18% of rent kept
Mortgage£772
Costs£686
Management£196
Maintenance£67
Insurance£20
CapEx reserve£98
Voids + council tax£10
Service charge + ground rent£190
Ltd co. accounts£104
Tax£82
Profit+£348
Returns
Return before costs on price12.39%
Cash return on cash5.26%
Gross margin£1,201
Cash needed£79,261
Monthly profit payback19y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.44
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Southampton · cap £1,072/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southampton
- LHA monthly cap:
- £1,072
- Scheme type:
- PSL
- Premium:
- +800% 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 | £23,544 | £8,227 | £9,263 | £0 | £1,150 | £4,904 | £4,904 |
| Year 2 | £24,250 | £8,474 | £9,263 | £0 | £1,238 | £5,276 | £10,180 |
| Year 3 | £24,978 | £8,728 | £9,263 | £0 | £1,328 | £5,659 | £15,840 |
| Year 4 | £25,727 | £8,990 | £9,263 | £0 | £1,420 | £6,055 | £21,894 |
| Year 5 | £26,499 | £9,260 | £9,263 | £0 | £1,516 | £6,461 | £28,355 |
Rent by the room upside
What we verified
6016
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining125 yr
HeritageListed building / conservation areaListed
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
Service chargeReduces net yield£1,977.54/yr
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 22.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,853
Annual rental tax£978
CGT yr 5£0 · company level
5y net total£28,355
Acquisition costs
25% deposit£47,500
Stamp duty£10,800
Refurb£15,111
Legal + survey£2,000
Mortgage + broker£3,850
Cash needed£79,261
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
SUMMARY Fox & Sons as sole selling agents are delighted to offer for sale this character three bedroom apartment in this Grade II listed building. Portland Terrace is situated within Southampton City Centre with its vast array of shopping, leisure and dining facilities.
DESCRIPTION Fox and sons have pleasure in offering for sale this three bedroom lower ground floor apartment in Portland Terrace a beautiful historic grade 2 listed building built in C.1835 situated in the he…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice