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Year 5 disposal
⊞ View all 18
7/ 100
Weak
5.71% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (999 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£623/mo — heavily negative — needs monthly capital injection
- -5.4% 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
−£623/mo
You top up £623/mo
Price vs market
Above comparable sales
+40% vs 12 sold
Return · IRR
-5.4%/yr
Loses money over 5 years
Cash to get in
£155K
Deposit + fees + refurb
Price £400KReturn before costs on price · Rent by the room 5.71%5-yr return on cash -19%Rent est. £1,699 (£1,384–£2,086)
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: £1,384–£2,086/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £300,000 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
-£623
after mortgage, operating costs & tax
Rent in£1,699/mo gross
£1,634/mo collected · £65/mo lost to voids
Where it goes
£1,625Mortgage£631Costs
Outgoings exceed rent — you top up £623/mo
Mortgage£1,625
Costs£631
Management£170
Maintenance£67
Insurance£40
CapEx reserve£85
Voids + council tax£10
Service charge + ground rent£155
Ltd co. accounts£104
Tax—
Shortfall−£623
Returns
Return before costs on price5.10%
Cash return on cash-4.83%
Gross margin£1,002
Cash needed£154,636
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
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 | £20,388 | £7,576 | £19,500 | £0 | £0 | -£6,688 | -£6,688 |
| Year 2 | £21,000 | £7,803 | £19,500 | £0 | £0 | -£6,304 | -£12,992 |
| Year 3 | £21,630 | £8,038 | £19,500 | £0 | £0 | -£5,908 | -£18,900 |
| Year 4 | £22,279 | £8,279 | £19,500 | £0 | £0 | -£5,500 | -£24,400 |
| Year 5 | £22,947 | £8,527 | £19,500 | £0 | £0 | -£5,080 | -£29,480 |
Disposal gain (gross)-£17,044
CGT£0
Net Disposal proceeds£430,592
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 cohortBH6 3PW · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Southampton · 37.5 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 · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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 history455d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£2,233/mo · £2,856/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 | 5.10% | -£623 | £154,636 | -19.1% | Low | Feasible |
| Housing-benefit rent | 3.44% | -£1,148 | £154,636 | -39.8% | Med | Feasible |
| Council lease | 0.00% | -£1,991 | £154,636 | -78.1% | Low | Feasible |
| Refurb & refinance | 5.10% | -£623 | £180,680 | -16.3% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 24.35% | +£2,233 | £154,636 | 95.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £453,680 | 5% | Med | Feasible |
| Rent by the room | 5.71% | -£1,912 | £180,636 | -58.8% | — | Feasible |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bournemouth · cap £1,147/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bournemouth
- LHA monthly cap:
- £1,147
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 let36% occupancy
£746/night ADR
Based on 4 short-let comps nearby
Rent by the room conversion upside
-£163/mo cash flow vs Rent it out if converted to Rent by the room
7.20% Return before costs on price converted vs 5.10% as-is
Room mix (3 lettable rooms)
1× Double @ £659/mo1× Single @ £509/mo1× En-suite @ £735/mo
≈ £1,904/mo gross room income
As-is Rent it out
Monthly profit-£387
Return before costs on price5.10%
Cash needed£111,898
If converted to Rent by the room
Monthly profit-£550
Return before costs on price7.20%
Cash needed£127,898
Δ vs Rent it out Monthly profit-£163
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- 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 814 HMO comps within 3.2 km
Comparables
sold within 0.5 miWide · CV 37.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£20,388
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,472
Exit costs
Projected sale price (5y · 2%/yr growth)£441,632
Capital gain (pre-CGT)£41,632
Sale costs (~2.5%)£11,041
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-£29,480
Rates as of Oct 2024
Acquisition costs
£154,636cash neededPurchase price£400,000
Deposit (25%)£100,000
Stamp duty+5% additional-property surcharge£30,000
Refurb£15,111
Legal + survey£2,525
Mortgage fees£7,000
Total cash neededdeposit + costs (loan covers the rest)£154,636
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
An excellent opportunity to purchase this South facing cliff top apartment which offers accommodation over two floors and benefits from both a first floor balcony with sea views, and a private garden area. No chain! View Today!
Southbourne Sands is a popular purpose built development located on Southbourne's ever popular clifftops with the areas golden sandy beaches beneath.
This favoured duplex style of apartment offers spacious accommodation over two floors, and occupying…
Floor plans
Listing metarightmove · Slades Estate Agents
About this listing
455 days · RightmovePrice history
5-year price trend
Monthly profit
−£623
Cash needed
£155K
Return after costs
-4.83%
IRR
-5.39%
Listed 455d ago
Stourwood Avenue, Bournemouth, Dorset, BH6
flat · 3 bed · 1 bath
£400,000
est £1,699 · 5.10% gross
Chain freeLeasehold 999yr
1 / 18
7/100
Marginal
5.71% Rent by the room strategy — market rent unverified, verify locally.
Chain free
Price
£400K
40% above sold comps
Return before costs (best)
5.71%
Rent by the room
Bedrooms
3
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: £1,384–£2,086/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £300,000 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
-£623
after mortgage, operating costs & tax
Rent in£1,699/mo gross
£1,634/mo collected · £65/mo lost to voids
Where it goes
£1,625Mortgage£631Costs
Outgoings exceed rent — you top up £623/mo
Mortgage£1,625
Costs£631
Management£170
Maintenance£67
Insurance£40
CapEx reserve£85
Voids + council tax£10
Service charge + ground rent£155
Ltd co. accounts£104
Tax—
Shortfall−£623
Returns
Return before costs on price5.10%
Cash return on cash-4.83%
Gross margin£1,002
Cash needed£154,636
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bournemouth · cap £1,147/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bournemouth
- LHA monthly cap:
- £1,147
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 | £20,388 | £7,576 | £19,500 | £0 | £0 | -£6,688 | -£6,688 |
| Year 2 | £21,000 | £7,803 | £19,500 | £0 | £0 | -£6,304 | -£12,992 |
| Year 3 | £21,630 | £8,038 | £19,500 | £0 | £0 | -£5,908 | -£18,900 |
| Year 4 | £22,279 | £8,279 | £19,500 | £0 | £0 | -£5,500 | -£24,400 |
| Year 5 | £22,947 | £8,527 | £19,500 | £0 | £0 | -£5,080 | -£29,480 |
Rent by the room upside
What we verified
6007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining999 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
Ground rentDoubling clauses kill mortgageability£55/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 37.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,900
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£29,480
Acquisition costs
25% deposit£100,000
Stamp duty£30,000
Refurb£15,111
Legal + survey£2,525
Mortgage + broker£7,000
Cash needed£154,636
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
An excellent opportunity to purchase this South facing cliff top apartment which offers accommodation over two floors and benefits from both a first floor balcony with sea views, and a private garden area. No chain! View Today!
Southbourne Sands is a popular purpose built development located on Southbourne's ever popular clifftops with the areas golden sandy beaches beneath.
This favoured duplex style of apartment offers spacious accommodation over two floors, and occupying…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice