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Year 5 disposal
⊞ View all 10
87/ 100
Strong
Strong investment fundamentals.
Why it works
- 10.55% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- 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
+£63/mo
Barely breaks even each month
Price
£90K
No local sold comps to compare
Return · IRR
1.9%/yr
Modest annualised return
Cash to get in
£42K
Deposit + fees + refurb
Return before costs on price 10.55%5-yr return on cash 16%Rent est. £790 (£755–£827)
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: £755–£827/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £22,475
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 (£7,841–£14,636 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,425 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
+£63
after mortgage, operating costs & tax
Rent in£790/mo gross
£760/mo collected · £30/mo lost to voids
Where it goes
£365Mortgage£317Costs
£63/mo left as profit · 8% of rent kept
Mortgage£365
Costs£317
Management£79
Maintenance£67
Insurance£20
CapEx reserve£40
Voids + council tax£5
Service charge + ground rent£2
Ltd co. accounts£104
Tax£15
Profit+£63
Returns
Return before costs on price10.55%
Cash return on cash1.80%
Gross margin£443
Cash needed£41,773
Monthly profit payback55y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.08
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 | £9,480 | £3,804 | £4,383 | £0 | £246 | £1,047 | £1,047 |
| Year 2 | £9,764 | £3,918 | £4,383 | £0 | £278 | £1,186 | £2,233 |
| Year 3 | £10,057 | £4,036 | £4,383 | £0 | £311 | £1,328 | £3,561 |
| Year 4 | £10,359 | £4,157 | £4,383 | £0 | £346 | £1,474 | £5,035 |
| Year 5 | £10,670 | £4,281 | £4,383 | £0 | £381 | £1,625 | £6,660 |
Disposal gain (gross)-£10,074
CGT£0
Net Disposal proceeds£96,775
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortDE21 6UX · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Nottingham · 15.1 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 · 675 sqft
£19k–£38k
£ per sqft
building cost only
£29–£57
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,725–£8,775
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,425–£14,175
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history400d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£64,995 in 2009 → £89,900 asking
+38.3%in 17y
- 2009£64,995—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£156/mo · £93/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 | 10.55% | +£63 | £41,773 | 15.9% | Low | Feasible |
| Housing-benefit rent | 7.92% | -£122 | £41,773 | -8.5% | Med | Feasible |
| ⭐ Council lease | 10.55% | +£156 | £41,773 | 26.4% | Low | Feasible |
| Refurb & refinance | 10.55% | +£63 | £50,450 | 13.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£193 | £111,031 | -2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
+£465/mo cash flow vs Rent it out if converted to Rent by the room
32.04% Return before costs on price converted vs 10.55% as-is
As-is Rent it out
Monthly profit+£71
Return before costs on price10.55%
Cash needed£34,373
If converted to Rent by the room
Monthly profit+£536
Return before costs on price32.04%
Cash needed£50,373
Δ vs Rent it out Monthly profit+£465
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
£28,599–£53,940full refurb + room split
⚠️ Capped at 60% of £89,900 asking (£53,940). Raw model: £37,965–£71,605. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,509–£13,017
- 1 × bathroom£4,294–£7,872
- Rewire£2,034–£3,559
- Replumb£1,525–£3,051
- Windows£5,085–£9,153
- Paint + decor£3,559–£6,610
- Flooring£5,593–£10,678
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
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodDerwent Primary SchoolPrimary · Academy sponsor led · DE21 6AL
- GoodMeadow Farm Community Primary SchoolPrimary · Community school · DE21 6TZ
- Requires improvementBeaufort Primary SchoolPrimary · Academy converter · DE21 6BT
- Requires improvementChaddesden Park Primary SchoolPrimary · Academy converter · DE21 6JW
- Not ratedSt Giles' Spencer AcademyNot applicable · Academy special converter · DE21 6BT
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£9,480
Section 24 credit£0
Annual tax due£246
Post-tax Monthly profit annual£683
Exit costs
Projected sale price (5y · 2%/yr growth)£99,257
Capital gain (pre-CGT)£9,357
Sale costs (~2.5%)£2,481
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£6,660
Rates as of Oct 2024
Acquisition costs
£41,773cash neededPurchase price£89,900
Deposit (25%)£22,475
Stamp duty+5% additional-property surcharge£4,495
Refurb£10,454
Legal + survey£2,000
Mortgage fees£2,349
Total cash neededdeposit + costs (loan covers the rest)£41,773
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Nestled in a convenient location, this charming two-bedroom first-floor apartment presents an exceptional opportunity for those stepping onto the property ladder or seeking a sound investment. Being sold with no onward chain, this property is ready to welcome its new owners without delay, offered with no upward chain. It's a space that feels both practical for everyday living and wonderfully welcoming, promising comfort and ease from the moment you step inside. Accessed priv…
Floor plans
Listing metarightmove · Cope & Co
About this listing
400 days · RightmovePrice history
5-year price trend
Monthly profit
+£63
Cash needed
£42K
Return after costs
1.80%
IRR
1.86%
Listed 400d ago
37, LEXINGTON ROAD, CHADDESDEN, DERBY, DE21 6UX
flat · 2 bed · 1 bath · 675 sqft
£89,900
est £790 · 10.55% gross
EPC C
1 / 10
87/100
Strong
Real 10.55% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.55% Return before costs — above-market
Price
£90K
Return before costs
10.55%
est rent £790/monot enough comparablesRange £755–£827/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £755–£827/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £22,475
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 (£7,841–£14,636 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,425 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
+£63
after mortgage, operating costs & tax
Rent in£790/mo gross
£760/mo collected · £30/mo lost to voids
Where it goes
£365Mortgage£317Costs
£63/mo left as profit · 8% of rent kept
Mortgage£365
Costs£317
Management£79
Maintenance£67
Insurance£20
CapEx reserve£40
Voids + council tax£5
Service charge + ground rent£2
Ltd co. accounts£104
Tax£15
Profit+£63
Returns
Return before costs on price10.55%
Cash return on cash1.80%
Gross margin£443
Cash needed£41,773
Monthly profit payback55y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.08
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £9,480 | £3,804 | £4,383 | £0 | £246 | £1,047 | £1,047 |
| Year 2 | £9,764 | £3,918 | £4,383 | £0 | £278 | £1,186 | £2,233 |
| Year 3 | £10,057 | £4,036 | £4,383 | £0 | £311 | £1,328 | £3,561 |
| Year 4 | £10,359 | £4,157 | £4,383 | £0 | £346 | £1,474 | £5,035 |
| Year 5 | £10,670 | £4,281 | £4,383 | £0 | £381 | £1,625 | £6,660 |
Rent by the room upside
What we verified
5306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£16.52/yr
Ground rentDoubling clauses kill mortgageability£10/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£877
Annual rental tax£176
CGT yr 5£0 · company level
5y net total£6,660
Acquisition costs
25% deposit£22,475
Stamp duty£4,495
Refurb£10,454
Legal + survey£2,000
Mortgage + broker£2,349
Cash needed£41,773
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
Nestled in a convenient location, this charming two-bedroom first-floor apartment presents an exceptional opportunity for those stepping onto the property ladder or seeking a sound investment. Being sold with no onward chain, this property is ready to welcome its new owners without delay, offered with no upward chain. It's a space that feels both practical for everyday living and wonderfully welcoming, promising comfort and ease from the moment you step inside. Accessed priv…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice