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Year 5 disposal
BMV -40%
⊞ View all 23
35/ 100
Weak
7.65% return before costs — verify the rent + comps locally.
Why it works
- 7.65% return before costs — above-market
- Priced below market -40% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (125 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£328/mo — significantly negative — real recurring drain
- -5.3% 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.
- 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
−£328/mo
You top up £328/mo
Price vs market
Below market value
-40% vs 12 sold · interior unseen
Return · IRR
-5.3%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £185KCash to buy £73KReturn before costs on price 7.65%5-yr return on cash -21%Rent est. £1,179 (£1,125–£1,236)
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: £1,125–£1,236/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £138,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£328
after mortgage, operating costs & tax
Rent in£1,179/mo gross
£1,134/mo collected · £45/mo lost to voids
Where it goes
£752Mortgage£710Costs
Outgoings exceed rent — you top up £328/mo
Mortgage£752
Costs£710
Management£118
Maintenance£50
Insurance£20
CapEx reserve£59
Voids + council tax£11
Service charge + ground rent£348
Ltd co. accounts£104
Tax—
Shortfall−£328
Returns
Return before costs on price7.65%
Cash return on cash-5.37%
Gross margin£424
Cash needed£73,239
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.51
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 | £14,148 | £8,519 | £9,019 | £0 | £0 | -£3,389 | -£3,389 |
| Year 2 | £14,572 | £8,774 | £9,019 | £0 | £0 | -£3,221 | -£6,610 |
| Year 3 | £15,010 | £9,037 | £9,019 | £0 | £0 | -£3,047 | -£9,657 |
| Year 4 | £15,460 | £9,309 | £9,019 | £0 | £0 | -£2,867 | -£12,524 |
| Year 5 | £15,924 | £9,588 | £9,019 | £0 | £0 | -£2,683 | -£15,207 |
Disposal gain (gross)-£9,065
CGT£0
Net Disposal proceeds£199,149
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold125 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
125 yr
Ground rent
Doubling = lender risk
£200/yr
Extracted from listing description · verify with solicitor
Tenure & planning125 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
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 cohortTA3 7EG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Exeter · 40.3 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
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 history413d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£180,000 in 2026 → £185,000 asking
+2.8%in 0y
- 2026£180,000-2.7% in 7y
- 2019£185,000-19.4% in 5y
- 2014£229,500-5.4% in 2y
- 2012£242,500—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£328/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 | 7.65% | -£328 | £73,239 | -20.8% | Low | Feasible |
| Housing-benefit rent | 4.69% | -£751 | £73,239 | -56.7% | Med | Feasible |
| Council lease | 0.00% | -£1,274 | £73,239 | -107.0% | Low | Feasible |
| Refurb & refinance | 7.65% | -£328 | £86,795 | -17.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£522 | £212,520 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Taunton & West Somerset · cap £723/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Taunton & West Somerset
- LHA monthly cap:
- £723
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
+£210/mo cash flow vs Rent it out if converted to Rent by the room
15.57% Return before costs on price converted vs 7.65% as-is
As-is Rent it out
Monthly profit+£25
Return before costs on price7.65%
Cash needed£58,148
If converted to Rent by the room
Monthly profit+£235
Return before costs on price15.57%
Cash needed£74,148
Δ vs Rent it out Monthly profit+£210
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
£52,800
Range: £45,600 – £62,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£51,090–£97,505full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- Rewire£3,600–£7,200
- Replumb£2,700–£6,300
- Windows£9,000–£17,100
- Paint + decor£8,100–£14,400
- Flooring£11,700–£21,600
Comparables
sold within 0.5 miWide · CV 48.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodChurchstanton Primary SchoolPrimary · Community school · TA3 7RL
- GoodTrull Church of England VA Primary SchoolPrimary · Voluntary aided school · TA3 7JZ
- Not ratedOrchard Grove Primary SchoolPrimary · Free schools · TA3 7FD
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£14,148
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,934
Exit costs
Projected sale price (5y · 2%/yr growth)£204,255
Capital gain (pre-CGT)£19,255
Sale costs (~2.5%)£5,106
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-£15,207
Rates as of Oct 2024
Acquisition costs
£73,239cash neededPurchase price£185,000
Deposit (25%)£46,250
Stamp duty+5% additional-property surcharge£10,450
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,775
Total cash neededdeposit + costs (loan covers the rest)£73,239
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated in this prestigious development for the over 55’s on the favoured South side of Taunton is this well presented, light and spacious 2 double bedroomed retirement cottage with enclosed low maintenance garden to the rear and allocated parking. No onward chain.
The accommodation comprises Entrance Hall, Living Room, Fitted Kitchen / Breakfast Room, Rear Hall with door to garden, Cloakroom, Master Bedroom with fitted wardrobe, Further Bedroom with fitted wardrobe and S…
Floor plans
Nearby active comparables5 deals
Comparable rentals
TA3 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Robert Cooney
About this listing
413 days · RightmovePrice history
5-year price trend
Monthly profit
−£328
Cash needed
£73K
Return after costs
-5.37%
IRR
-5.31%
Listed 413d ago
GATCHELL COURT 2, GATCHELL OAKS, TRULL, TAUNTON, TA3 7EG
✓ Verified address
terraced · 2 bed · 1 bath
£185,000
est £1,179 · 7.65% gross
Leasehold 125yr
Priced below market
1 / 23
35/100
Marginal
7.65% — verify the rent + comps locally.
Priced below market -40% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.65% Return before costs — above-market
Price
£185K
40% below sold comps
Return before costs
7.65%
est rent £1,179/monot enough comparablesRange £1,125–£1,236/mo (Q1–Q3)
Bedrooms
2
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: £1,125–£1,236/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £138,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£328
after mortgage, operating costs & tax
Rent in£1,179/mo gross
£1,134/mo collected · £45/mo lost to voids
Where it goes
£752Mortgage£710Costs
Outgoings exceed rent — you top up £328/mo
Mortgage£752
Costs£710
Management£118
Maintenance£50
Insurance£20
CapEx reserve£59
Voids + council tax£11
Service charge + ground rent£348
Ltd co. accounts£104
Tax—
Shortfall−£328
Returns
Return before costs on price7.65%
Cash return on cash-5.37%
Gross margin£424
Cash needed£73,239
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.51
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Taunton & West Somerset · cap £723/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Taunton & West Somerset
- LHA monthly cap:
- £723
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 | £14,148 | £8,519 | £9,019 | £0 | £0 | -£3,389 | -£3,389 |
| Year 2 | £14,572 | £8,774 | £9,019 | £0 | £0 | -£3,221 | -£6,610 |
| Year 3 | £15,010 | £9,037 | £9,019 | £0 | £0 | -£3,047 | -£9,657 |
| Year 4 | £15,460 | £9,309 | £9,019 | £0 | £0 | -£2,867 | -£12,524 |
| Year 5 | £15,924 | £9,588 | £9,019 | £0 | £0 | -£2,683 | -£15,207 |
Rent by the room upside
What we verified
4307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining125 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£3,977.31/yr
Ground rentDoubling clauses kill mortgageability£200/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 miWide · CV 48.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,804
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£15,207
Acquisition costs
25% deposit£46,250
Stamp duty£10,450
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,775
Cash needed£73,239
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
Situated in this prestigious development for the over 55’s on the favoured South side of Taunton is this well presented, light and spacious 2 double bedroomed retirement cottage with enclosed low maintenance garden to the rear and allocated parking. No onward chain.
The accommodation comprises Entrance Hall, Living Room, Fitted Kitchen / Breakfast Room, Rear Hall with door to garden, Cloakroom, Master Bedroom with fitted wardrobe, Further Bedroom with fitted wardrobe and S…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice