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Year 5 disposal
BMV -49%
⊞ View all 9
29/ 100
Weak
8.06% return before costs — verify the rent + comps locally.
Why it works
- 8.06% return before costs — above-market
- Priced below market -49% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£185/mo — mildly negative — equity build may cover
- -4.2% 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.
- 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
−£185/mo
You top up £185/mo
Price vs market
Below market value
-49% vs 12 sold · interior unseen
Return · IRR
-4.2%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £135KCash to buy £52KReturn before costs on price 8.06%5-yr return on cash -14%Rent est. £907 (£817–£1,007)
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: £817–£1,007/mo · n=120
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £101,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£185
after mortgage, operating costs & tax
Rent in£907/mo gross
£872/mo collected · £35/mo lost to voids
Where it goes
£548Mortgage£509Costs
Outgoings exceed rent — you top up £185/mo
Mortgage£548
Costs£509
Management£91
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£185
Returns
Return before costs on price8.06%
Cash return on cash-4.26%
Gross margin£363
Cash needed£52,142
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.59
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 | £10,884 | £6,104 | £6,581 | £0 | £0 | -£1,801 | -£1,801 |
| Year 2 | £11,211 | £6,287 | £6,581 | £0 | £0 | -£1,657 | -£3,458 |
| Year 3 | £11,547 | £6,475 | £6,581 | £0 | £0 | -£1,510 | -£4,968 |
| Year 4 | £11,893 | £6,670 | £6,581 | £0 | £0 | -£1,358 | -£6,326 |
| Year 5 | £12,250 | £6,870 | £6,581 | £0 | £0 | -£1,201 | -£7,526 |
Disposal gain (gross)-£5,042
CGT£0
Net Disposal proceeds£145,325
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 cohortGL53 7QF · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
UWE Bristol · 54.9 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
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history648d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£282/mo · £467/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 | 8.06% | -£185 | £52,142 | -14.4% | Low | Feasible |
| Housing-benefit rent | 5.54% | -£458 | £52,142 | -46.2% | Med | Feasible |
| Council lease | 0.00% | -£915 | £52,142 | -107.8% | Low | Feasible |
| Refurb & refinance | 8.06% | -£185 | £61,459 | -12.2% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 19.32% | +£282 | £52,142 | 37.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £152,934 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Cheltenham · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £623
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
Local lettings demandby strategyLive area data
Short-stay let60% occupancy
£118/night ADR
Based on 6 short-let comps nearby
Rent by the room conversion upside
+£388/mo cash flow vs Rent it out if converted to Rent by the room
21.33% Return before costs on price converted vs 8.06% as-is
As-is Rent it out
Monthly profit+£5
Return before costs on price8.06%
Cash needed£45,648
If converted to Rent by the room
Monthly profit+£393
Return before costs on price21.33%
Cash needed£61,648
Δ vs Rent it out Monthly profit+£388
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miWide · CV 55.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedCheltenham CollegeNot applicable · Other independent school · GL53 7LD
- Not ratedNaunton Park Primary SchoolPrimary · Community school · GL53 7BT
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£10,884
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,219
Exit costs
Projected sale price (5y · 2%/yr growth)£149,051
Capital gain (pre-CGT)£14,051
Sale costs (~2.5%)£3,726
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-£7,526
Rates as of Oct 2024
Acquisition costs
£52,142cash neededPurchase price£135,000
Deposit (25%)£33,750
Stamp duty+5% additional-property surcharge£6,950
Refurb£6,417
Legal + survey£2,000
Mortgage fees£3,025
Total cash neededdeposit + costs (loan covers the rest)£52,142
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Welcome to a charming 1-bedroom top-floor flat nestled within a period building on the desirable Old Bath Road. This beautifully presented property offers a blend of period elegance and modern comfort, perfectly situated in the heart of Cheltenham.
Enjoy a comfortable and well-proportioned double bedroom, providing a peaceful retreat. The bright and airy living room offers ample space for both relaxing and entertaining, with a designated dining area seamlessly complementing…
Floor plans
Nearby active comparables5 deals
Comparable rentals
GL53 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Winkworth
About this listing
648 days · RightmovePrice history
5-year price trend
Monthly profit
−£185
Cash needed
£52K
Return after costs
-4.26%
IRR
-4.22%
Listed 648d ago
Old Bath Road, Cheltenham, Gloucestershire, GL53
flat · 1 bed · 1 bath
£135,000
est £907 · 8.06% gross
Priced below market
1 / 9
29/100
Marginal
8.06% — verify the rent + comps locally.
Priced below market -49% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.06% Return before costs — above-market
Price
£135K
49% below sold comps
Return before costs
8.06%
est rent £907/monot enough comparablesRange £817–£1,007/mo (Q1–Q3)
Bedrooms
1
1 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: £817–£1,007/mo · n=120
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £101,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£185
after mortgage, operating costs & tax
Rent in£907/mo gross
£872/mo collected · £35/mo lost to voids
Where it goes
£548Mortgage£509Costs
Outgoings exceed rent — you top up £185/mo
Mortgage£548
Costs£509
Management£91
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£185
Returns
Return before costs on price8.06%
Cash return on cash-4.26%
Gross margin£363
Cash needed£52,142
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.59
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Cheltenham · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £623
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 | £10,884 | £6,104 | £6,581 | £0 | £0 | -£1,801 | -£1,801 |
| Year 2 | £11,211 | £6,287 | £6,581 | £0 | £0 | -£1,657 | -£3,458 |
| Year 3 | £11,547 | £6,475 | £6,581 | £0 | £0 | -£1,510 | -£4,968 |
| Year 4 | £11,893 | £6,670 | £6,581 | £0 | £0 | -£1,358 | -£6,326 |
| Year 5 | £12,250 | £6,870 | £6,581 | £0 | £0 | -£1,201 | -£7,526 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
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
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 55.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,316
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,526
Acquisition costs
25% deposit£33,750
Stamp duty£6,950
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£3,025
Cash needed£52,142
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
Welcome to a charming 1-bedroom top-floor flat nestled within a period building on the desirable Old Bath Road. This beautifully presented property offers a blend of period elegance and modern comfort, perfectly situated in the heart of Cheltenham.
Enjoy a comfortable and well-proportioned double bedroom, providing a peaceful retreat. The bright and airy living room offers ample space for both relaxing and entertaining, with a designated dining area seamlessly complementing…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice