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Year 5 disposal
⊞ View all 25
6/ 100
Weak
6.18% Rent by the room return before costs — verify the rent + comps locally.
Why it works
- Long lease (999 yrs) — no short-lease drag
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£695/mo — heavily negative — needs monthly capital injection
- -6.3% 5y IRR — capital outlay disproportionate to returns
- 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 →
Monthly cashflow
−£695/mo
You top up £695/mo
Price vs market
Above comparable sales
+171% vs 12 sold
Return · IRR
-6.3%/yr
Loses money over 5 years
Cash to get in
£146K
Deposit + fees + refurb
Price £375KReturn before costs on price · Rent by the room 6.18%5-yr return on cash -24%Rent est. £1,497 (£1,294–£1,732)
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: £1,294–£1,732/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £281,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£695
after mortgage, operating costs & tax
Rent in£1,497/mo gross
£1,439/mo collected · £58/mo lost to voids
Where it goes
£1,523Mortgage£611Costs
Outgoings exceed rent — you top up £695/mo
Mortgage£1,523
Costs£611
Management£150
Maintenance£67
Insurance£28
CapEx reserve£75
Voids + council tax£7
Service charge + ground rent£180
Ltd co. accounts£104
Tax—
Shortfall−£695
Returns
Return before costs on price4.79%
Cash return on cash-5.73%
Gross margin£829
Cash needed£145,511
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.94
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £17,964 | £7,326 | £18,281 | £0 | £0 | -£7,643 | -£7,643 |
| Year 2 | £18,503 | £7,546 | £18,281 | £0 | £0 | -£7,324 | -£14,968 |
| Year 3 | £19,058 | £7,772 | £18,281 | £0 | £0 | -£6,996 | -£21,963 |
| Year 4 | £19,630 | £8,005 | £18,281 | £0 | £0 | -£6,657 | -£28,620 |
| Year 5 | £20,219 | £8,246 | £18,281 | £0 | £0 | -£6,308 | -£34,928 |
Disposal gain (gross)-£16,456
CGT£0
Net Disposal proceeds£403,680
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
Leasehold999 yr
Tenure & planning999 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
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
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
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 cohortCH3 5AW · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Liverpool · 24.4 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 · 3-bath · 990 sqft
£32k–£62k
£ per sqft
building cost only
£32–£63
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- 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 history1235d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£260,000 in 2015 → £375,000 asking
+44.2%in 11y
- 2015£260,000-16.4% in 11y
- 2004£311,000—
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 — -£630/mo · £64/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 | 4.79% | -£695 | £145,511 | -24.0% | Low | Feasible |
| Housing-benefit rent | 2.54% | -£1,319 | £145,511 | -51.2% | Med | Feasible |
| ⭐ Council lease | 4.79% | -£630 | £145,511 | -23.7% | Low | Feasible |
| Refurb & refinance | 4.79% | -£695 | £170,305 | -20.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£379 | £426,180 | 5% | Med | Feasible |
| Rent by the room | 6.18% | -£1,807 | £171,511 | -58.2% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £793/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- West Cheshire
- LHA monthly cap:
- £793
- Scheme type:
- other
- Premium:
- +700% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£1/mo cash flow vs Rent it out if converted to Rent by the room
7.68% Return before costs on price converted vs 4.79% as-is
Room mix (3 lettable rooms)
1× Double @ £632/mo1× Single @ £592/mo1× En-suite @ £706/mo
≈ £1,930/mo gross room income
As-is Rent it out
Monthly profit-£453
Return before costs on price4.79%
Cash needed£105,648
If converted to Rent by the room
Monthly profit-£452
Return before costs on price7.68%
Cash needed£121,648
Δ vs Rent it out Monthly profit+£1
Show conversion detail
Conversion cost estimate
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£63,000–£114,165full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 3 × bathroom£17,550–£32,175
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£7,920–£12,870
- Flooring£11,880–£20,790
Based on 658 HMO comps within 1.2 km
Comparables
sold within 0.5 miWide · CV 107.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingBoughton Heath AcademyPrimary · Academy converter · CH3 5RW
- GoodThe Bishops' Blue Coat Church of England High SchoolSecondary · Academy converter · CH3 5XF
- Not ratedDee Banks SchoolNot applicable · Community special school · CH3 5UX
- Not ratedCherry Grove Primary SchoolPrimary · Community school · CH3 5EG
- Not ratedOldfield Primary SchoolPrimary · Academy converter · CH3 5LB
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£17,964
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,334
Exit costs
Projected sale price (5y · 2%/yr growth)£414,030
Capital gain (pre-CGT)£39,030
Sale costs (~2.5%)£10,351
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-£34,928
Rates as of Oct 2024
Acquisition costs
£145,511cash neededPurchase price£375,000
Deposit (25%)£93,750
Stamp duty+5% additional-property surcharge£27,500
Refurb£15,111
Legal + survey£2,525
Mortgage fees£6,625
Total cash neededdeposit + costs (loan covers the rest)£145,511
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A tastefully presented first, second and third floor, three bedroom, three bathroom post millennium apartment, with two superb balconies, two secure underground parking spaces, and an extremely convenient conservation area location within walking distance of the railway station and city centre.
Occupying an unrivalled location, Alexander Court is a short walk from the beautiful river Dee, as well as the Grosvenor Park and historic Roman City of Chester with all of its attend…
Floor plans
Nearby active comparables2 rentals · 5 deals
Comparable rentals
CH3 · same beds + typeMedian nearby: £3,000/mo · 2 of 2 already let+£1,503 vs our est
- Boughton, CHESTERLet3b£3,000/moMay 2026
- The Cloud, BoughtonLet3b£3,000/moMay 2026
Listing metarightmove · Thornley Groves
About this listing
1235 days · RightmovePrice history
5-year price trend
Monthly profit
−£695
Cash needed
£146K
Return after costs
-5.73%
IRR
-6.28%
Listed 1235d ago
Alexander Court, Dee Lane, Chester, Cheshire, CH3
flat · 3 bed · 3 bath
£375,000
est £1,497 · 4.79% gross
Leasehold 999yrConservation area
1 / 25
6/100
Marginal
6.18% — verify the rent + comps locally.
4.79% Return before costs — around the area average for this property type.
Monthly profit −£695/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£375K
171% above sold comps
Return before costs (best)
6.18%
Rent by the room
Bedrooms
3
3 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: £1,294–£1,732/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £281,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£695
after mortgage, operating costs & tax
Rent in£1,497/mo gross
£1,439/mo collected · £58/mo lost to voids
Where it goes
£1,523Mortgage£611Costs
Outgoings exceed rent — you top up £695/mo
Mortgage£1,523
Costs£611
Management£150
Maintenance£67
Insurance£28
CapEx reserve£75
Voids + council tax£7
Service charge + ground rent£180
Ltd co. accounts£104
Tax—
Shortfall−£695
Returns
Return before costs on price4.79%
Cash return on cash-5.73%
Gross margin£829
Cash needed£145,511
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.94
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £793/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- West Cheshire
- LHA monthly cap:
- £793
- Scheme type:
- other
- Premium:
- +700% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £17,964 | £7,326 | £18,281 | £0 | £0 | -£7,643 | -£7,643 |
| Year 2 | £18,503 | £7,546 | £18,281 | £0 | £0 | -£7,324 | -£14,968 |
| Year 3 | £19,058 | £7,772 | £18,281 | £0 | £0 | -£6,996 | -£21,963 |
| Year 4 | £19,630 | £8,005 | £18,281 | £0 | £0 | -£6,657 | -£28,620 |
| Year 5 | £20,219 | £8,246 | £18,281 | £0 | £0 | -£6,308 | -£34,928 |
Rent by the room upside
What we verified
6106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining999 yr
HeritageListed building / conservation areaCA
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
Ground rentDoubling clauses kill mortgageability£360/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 107.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,656
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£34,928
Acquisition costs
25% deposit£93,750
Stamp duty£27,500
Refurb£15,111
Legal + survey£2,525
Mortgage + broker£6,625
Cash needed£145,511
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
A tastefully presented first, second and third floor, three bedroom, three bathroom post millennium apartment, with two superb balconies, two secure underground parking spaces, and an extremely convenient conservation area location within walking distance of the railway station and city centre.
Occupying an unrivalled location, Alexander Court is a short walk from the beautiful river Dee, as well as the Grosvenor Park and historic Roman City of Chester with all of its attend…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice