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Year 5 disposal
⊞ View all 5
19/ 100
Weak
6.87% return before costs — verify the rent + comps locally.
Why it works
- Long lease (106 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£288/mo — significantly negative — real recurring drain
- -2.5% 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
−£288/mo
You top up £288/mo
Price
£500K
No local sold comps to compare
Return · IRR
-2.5%/yr
Loses money over 5 years
Cash to get in
£189K
Deposit + fees + refurb
Return before costs on price 6.87%5-yr return on cash -2%Rent est. £2,862 (£2,406–£3,404)
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: £2,406–£3,404/mo · n=65
Financing
DepositYour cash in — the rest is the mortgage25% · £125,000
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 (£9,032–£16,860 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £375,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£288
after mortgage, operating costs & tax
Rent in£2,862/mo gross
£2,752/mo collected · £110/mo lost to voids
Where it goes
£2,031Mortgage£1,009Costs
Outgoings exceed rent — you top up £288/mo
Mortgage£2,031
Costs£1,009
Management£286
Maintenance£67
Insurance£40
CapEx reserve£143
Voids + council tax£11
Service charge + ground rent£358
Ltd co. accounts£104
Tax—
Shortfall−£288
Returns
Return before costs on price6.87%
Cash return on cash-1.83%
Gross margin£1,743
Cash needed£188,893
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.35
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 | £34,344 | £12,108 | £24,375 | £0 | £0 | -£2,139 | -£2,139 |
| Year 2 | £35,374 | £12,471 | £24,375 | £0 | £0 | -£1,472 | -£3,611 |
| Year 3 | £36,436 | £12,845 | £24,375 | £0 | £0 | -£785 | -£4,396 |
| Year 4 | £37,529 | £13,231 | £24,375 | £0 | £0 | -£77 | -£4,473 |
| Year 5 | £38,654 | £13,628 | £24,375 | £0 | £124 | £528 | -£3,946 |
Disposal gain (gross)-£17,154
CGT£0
Net Disposal proceeds£538,239
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold106 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
106 yr
Service charge
Annual running cost
£4,000/yr
Extracted from listing description · verify with solicitor
Tenure & planning106 yr
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 cohortSW11 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 2.7 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
2-bed · 2-bath · 803 sqft · London ×1.4
£32k–£63k
£ per sqft
building cost only
£40–£78
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£8,030–£14,454
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,242–£20,878
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history87d on marketno cuts yet
Strategy matrix
Rent it out wins — -£288/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 6.87% | -£288 | £188,893 | -2.1% | Low | Feasible |
| Housing-benefit rent | 4.29% | -£1,274 | £188,893 | -34.3% | Med | Feasible |
| Council lease | 0.00% | -£2,600 | £188,893 | -83.7% | Low | Feasible |
| Refurb & refinance | 6.87% | -£288 | £218,710 | -1.8% | Med | Feasible |
| Short-stay let / Airbnb | 7.06% | -£989 | £188,893 | -29.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£569 | £560,210 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context304 active short-lets nearby
Short-let market context
- 304 active short-let listings in this postcode
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 let25% occupancy
£392/night ADR
Based on 120 short-let comps nearby
Rent by the room conversion upside
-£1,075/mo cash flow vs Rent it out if converted to Rent by the room
5.76% Return before costs on price converted vs 6.87% as-is
As-is Rent it out
Monthly profit+£135
Return before costs on price6.87%
Cash needed£136,898
If converted to Rent by the room
Monthly profit-£940
Return before costs on price5.76%
Cash needed£152,898
Δ vs Rent it out Monthly profit-£1,075
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£56,000
Range: £47,600 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£60,172–£112,323full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£4,015–£7,227
- Replumb£3,212–£6,424
- Windows£8,833–£16,060
- Paint + decor£8,030–£14,454
- Flooring£11,242–£20,878
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£34,344
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,460
Exit costs
Projected sale price (5y · 2%/yr growth)£552,040
Capital gain (pre-CGT)£52,040
Sale costs (~2.5%)£13,801
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-£3,946
Rates as of Oct 2024
Acquisition costs
£188,893cash neededPurchase price£500,000
Deposit (25%)£125,000
Stamp duty+5% additional-property surcharge£40,000
Refurb£12,043
Legal + survey£3,350
Mortgage fees£8,500
Total cash neededdeposit + costs (loan covers the rest)£188,893
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
PLEASE QUOTE 423820 FOR ALL ENQUIRIES
Welcome to this charming 2-bedroom, 2-bathroom flat, perfectly situated on the beautifully quaint Battersea Square.
Located on the first floor of a modern block with access via a lift, the property is just over 800 square feet, with two generously sized bedrooms with one en-suite and a second separate bathroom.
Arranged over a fully lateral space, you’ll find a bright living area, which flows onto a private balcony, perfect for your mo…
Floor plans
Nearby active comparables4 deals
Comparable rentals
SW11 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metaonthemarket · Harding Green - London & Country
About this listing
87 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£288
Cash needed
£189K
Return after costs
-1.83%
IRR
-2.47%
Listed 87d ago
Battersea Square, London, SW11, London, SW11
flat · 2 bed · 2 bath · 803 sqft
£500,000
est £2,862 · 6.87% gross
Leasehold 106yr
1 / 5
19/100
Marginal
6.87% — verify the rent + comps locally.
6.87% Return before costs — around the area average for this property type.
Monthly profit −£288/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£500K
Return before costs
6.87%
est rent £2,862/monot enough comparablesRange £2,406–£3,404/mo (Q1–Q3)
Bedrooms
2
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: £2,406–£3,404/mo · n=65
Financing
DepositYour cash in — the rest is the mortgage25% · £125,000
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 (£9,032–£16,860 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £375,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£288
after mortgage, operating costs & tax
Rent in£2,862/mo gross
£2,752/mo collected · £110/mo lost to voids
Where it goes
£2,031Mortgage£1,009Costs
Outgoings exceed rent — you top up £288/mo
Mortgage£2,031
Costs£1,009
Management£286
Maintenance£67
Insurance£40
CapEx reserve£143
Voids + council tax£11
Service charge + ground rent£358
Ltd co. accounts£104
Tax—
Shortfall−£288
Returns
Return before costs on price6.87%
Cash return on cash-1.83%
Gross margin£1,743
Cash needed£188,893
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.35
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context304 active short-lets nearby
Short-let market context
- 304 active short-let listings in this postcode
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 | £34,344 | £12,108 | £24,375 | £0 | £0 | -£2,139 | -£2,139 |
| Year 2 | £35,374 | £12,471 | £24,375 | £0 | £0 | -£1,472 | -£3,611 |
| Year 3 | £36,436 | £12,845 | £24,375 | £0 | £0 | -£785 | -£4,396 |
| Year 4 | £37,529 | £13,231 | £24,375 | £0 | £0 | -£77 | -£4,473 |
| Year 5 | £38,654 | £13,628 | £24,375 | £0 | £124 | £528 | -£3,946 |
Rent by the room upside
What we verified
3307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining106 yr
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
Service chargeReduces net yield£4,000/yr
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,875
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,946
Acquisition costs
25% deposit£125,000
Stamp duty£40,000
Refurb£12,043
Legal + survey£3,350
Mortgage + broker£8,500
Cash needed£188,893
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 copyOnTheMarket
PLEASE QUOTE 423820 FOR ALL ENQUIRIES
Welcome to this charming 2-bedroom, 2-bathroom flat, perfectly situated on the beautifully quaint Battersea Square.
Located on the first floor of a modern block with access via a lift, the property is just over 800 square feet, with two generously sized bedrooms with one en-suite and a second separate bathroom.
Arranged over a fully lateral space, you’ll find a bright living area, which flows onto a private balcony, perfect for your mo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice