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Year 5 disposal
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30/ 100
Weak
18.32% return before costs — verify the rent + comps locally.
Why it works
- Monthly profit +£214/mo from completion — the no.1 reason to invest
- 18.32% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Lease 61 yrs — mortgageability risk
- Auction lot — bridging-only finance, 28-day completion
- 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
+£214/mo
Pays you every month, net of costs
Price
£75K
No local sold comps to compare
Return · IRR
5.1%/yr
Modest annualised return
Cash to get in
£57K
Deposit + fees + refurb
Return before costs on price 18.32%5-yr return on cash 30%Rent est. £1,145 (£1,024–£1,280)
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: £1,024–£1,280/mo · n=109
Financing
DepositYour cash in — the rest is the mortgage25% · £18,750
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 (£)
Capped at 40% of £75,000 asking (£30,000). Raw model: £16,849–£33,582. Verify with a surveyor before offering.
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £56,250 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
+£214
after mortgage, operating costs & tax
Rent in£1,145/mo gross
£1,101/mo collected · £44/mo lost to voids
Where it goes
£305Mortgage£532Costs£214Your profit
£214/mo left as profit · 19% of rent kept
Mortgage£305
Costs£532
Management£115
Maintenance£67
Insurance£20
CapEx reserve£57
Voids + council tax£7
Service charge + ground rent£162
Ltd co. accounts£104
Tax£50
Profit+£214
Returns
Return before costs on price18.32%
Cash return on cash4.54%
Gross margin£569
Cash needed£56,625
Monthly profit payback22y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.61
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 | £13,740 | £6,378 | £3,656 | £0 | £704 | £3,002 | £3,002 |
| Year 2 | £14,152 | £6,569 | £3,656 | £0 | £746 | £3,181 | £6,182 |
| Year 3 | £14,577 | £6,766 | £3,656 | £0 | £789 | £3,365 | £9,547 |
| Year 4 | £15,014 | £6,969 | £3,656 | £0 | £834 | £3,554 | £13,102 |
| Year 5 | £15,464 | £7,178 | £3,656 | £0 | £880 | £3,750 | £16,852 |
Disposal gain (gross)-£30,014
CGT£0
Net Disposal proceeds£80,736
What we verified
What we verified
22252 ok · 2 caution · 2 fail · 5 unknown
Legal & planning
Leasehold61 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
61 yr
Ground rent
Doubling = lender risk
£140/yr
Service charge
Annual running cost
£1,800/yr
Short lease — 61 years remaining
Most BTL lenders refuse leases under 80 years. Statutory lease extension typically costs £8k–£20k+ and adds 3–6 months to completion.
Service charge ~2.40% of price
£1,800/year on a £75,000 property eats ~10–15% of typical gross yield. Build into the BTL model.
Extracted from listing description · verify with solicitor
Tenure & planning61 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortBH1 4AY · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Southampton · 39.4 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
2-bed · 1-bath · 538 sqft
£17k–£34k
£ per sqft
building cost only
£31–£62
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,766–£6,994
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,918–£11,298
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history449d on market2 price changes
Strategy matrix
Rent it out wins — +£214/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 | 18.32% | +£214 | £56,625 | 29.8% | Low | Feasible |
| Housing-benefit rent | 13.97% | -£14 | £56,625 | 6.5% | Med | Feasible |
| Council lease | 0.00% | -£658 | £56,625 | -72.0% | Low | Feasible |
| Refurb & refinance | 18.32% | +£214 | £75,375 | 22.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£353 | £125,750 | -29% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Bournemouth · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bournemouth
- LHA monthly cap:
- £873
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
+£232/mo cash flow vs Rent it out if converted to Rent by the room
38.40% Return before costs on price converted vs 18.32% as-is
As-is Rent it out
Monthly profit+£351
Return before costs on price18.32%
Cash needed£30,648
If converted to Rent by the room
Monthly profit+£583
Return before costs on price38.40%
Cash needed£46,648
Δ vs Rent it out Monthly profit+£232
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£23,806–£45,000full refurb + room split
⚠️ Capped at 60% of £75,000 asking (£45,000). Raw model: £33,170–£62,700. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,201–£12,402
- 1 × bathroom£4,091–£7,500
- Rewire£1,544–£2,703
- Replumb£1,158–£2,317
- Windows£3,861–£6,950
- Paint + decor£2,703–£5,020
- Flooring£4,247–£8,109
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£13,740
Section 24 credit£0
Annual tax due£704
Post-tax Monthly profit annual£2,473
Exit costs
Projected sale price (5y · 2%/yr growth)£82,806
Capital gain (pre-CGT)£7,806
Sale costs (~2.5%)£2,070
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£16,852
Rates as of Oct 2024
Acquisition costs
£56,625cash neededPurchase price£75,000
Deposit (25%)£18,750
Stamp duty+5% additional-property surcharge£3,750
Refurb£30,000
Legal + survey£2,000
Mortgage fees£2,125
Total cash neededdeposit + costs (loan covers the rest)£56,625
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
House and Son are delighted to offer by Auction Sale (Bidding Starts 12pm On 15th June 2026 and ends 17th June) in conjunction with Clive Emson Auctioneers, this spacious and bright two bedroom apartment close to Boscombe Gardens with its picturesque walk to the beach. Offered with vacant possession; 61 years remaining on the lease term, offering an excellent investment opportunity for cash buyers. Auction Guide Price £75,000 - £80,000
Situated on the second floor wit…
Floor plans
Listing metarightmove · House & Son
About this listing
449 days · RightmovePrice history
5-year price trend
Monthly profit
+£214
Cash needed
£57K
Return after costs
4.54%
IRR
5.12%
Listed 449d ago
CALEDONIAN COURT, 446 FLAT 23, CHRISTCHURCH ROAD, BOURNEMOUTH, BH1 4AY
✓ Verified address
flat · 2 bed · 1 bath · 538 sqft
£75,000
est £1,145 · 18.32% gross
Chain freeLeasehold 61yrEPC D
1 / 15
30/100
Marginal
18.32% — verify the rent + comps locally.
Monthly profit +£214/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
18.32% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Lease 61 yrs — mortgage risk
Price
£75K
Return before costs
18.32%
est rent £1,145/monot enough comparablesRange £1,024–£1,280/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags3 issues
Lease — 61 yrs
Below 80 yrs — extend before remortgage or exit
Auction
Guide price — assume +20-30% in the room
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,024–£1,280/mo · n=109
Financing
DepositYour cash in — the rest is the mortgage25% · £18,750
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 (£)
Capped at 40% of £75,000 asking (£30,000). Raw model: £16,849–£33,582. Verify with a surveyor before offering.
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £56,250 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
+£214
after mortgage, operating costs & tax
Rent in£1,145/mo gross
£1,101/mo collected · £44/mo lost to voids
Where it goes
£305Mortgage£532Costs£214Your profit
£214/mo left as profit · 19% of rent kept
Mortgage£305
Costs£532
Management£115
Maintenance£67
Insurance£20
CapEx reserve£57
Voids + council tax£7
Service charge + ground rent£162
Ltd co. accounts£104
Tax£50
Profit+£214
Returns
Return before costs on price18.32%
Cash return on cash4.54%
Gross margin£569
Cash needed£56,625
Monthly profit payback22y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.61
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Bournemouth · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bournemouth
- LHA monthly cap:
- £873
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 | £13,740 | £6,378 | £3,656 | £0 | £704 | £3,002 | £3,002 |
| Year 2 | £14,152 | £6,569 | £3,656 | £0 | £746 | £3,181 | £6,182 |
| Year 3 | £14,577 | £6,766 | £3,656 | £0 | £789 | £3,365 | £9,547 |
| Year 4 | £15,014 | £6,969 | £3,656 | £0 | £834 | £3,554 | £13,102 |
| Year 5 | £15,464 | £7,178 | £3,656 | £0 | £880 | £3,750 | £16,852 |
Rent by the room upside
What we verified
4416
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining61 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£1,800/yr
Ground rentDoubling clauses kill mortgageability£140/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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£731
Annual rental tax£604
CGT yr 5£0 · company level
5y net total£16,852
Acquisition costs
25% deposit£18,750
Stamp duty£3,750
Refurb£30,000
Legal + survey£2,000
Mortgage + broker£2,125
Cash needed£56,625
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
House and Son are delighted to offer by Auction Sale (Bidding Starts 12pm On 15th June 2026 and ends 17th June) in conjunction with Clive Emson Auctioneers, this spacious and bright two bedroom apartment close to Boscombe Gardens with its picturesque walk to the beach. Offered with vacant possession; 61 years remaining on the lease term, offering an excellent investment opportunity for cash buyers. Auction Guide Price £75,000 - £80,000
Situated on the second floor wit…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice