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Year 5 disposal
BMV -21%
⊞ View all 19
60/ 100
Solid
10.63% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.63% return before costs — above-market
- Priced below market -21% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£21/mo — mildly negative — equity build may cover
- -0.1% 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
−£21/mo
You top up £21/mo
Price vs market
Below market value
-21% vs 12 sold · interior unseen
Return · IRR
-0.1%/yr
Loses money over 5 years
Cash left in
£30K
Stays in after refinancing at value
Price £120KCash to buy £53KReturn before costs on price 10.63%5-yr return on cash 5%Rent est. £1,063 (£898–£1,258)
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 21 Sep 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: £898–£1,258/mo · n=91
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
Standard 75% LTV for BTL
Mortgage rate5y fixed6.1%
5-year fixed at 75% LTV — 6.05% (as of 2026-09-21).
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 (£9,377–£17,504 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£21
after mortgage, operating costs & tax
Rent in£1,063/mo gross
£1,022/mo collected · £41/mo lost to voids
Where it goes
£510Mortgage£532Costs
Outgoings exceed rent — you top up £21/mo
Mortgage£510
Costs£532
Management£106
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£21
Returns
Return before costs on price10.63%
Cash return on cash-0.46%
Gross margin£490
Cash needed£53,303
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.10
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 | £12,756 | £6,387 | £6,125 | £0 | £46 | £198 | £198 |
| Year 2 | £13,139 | £6,579 | £6,125 | £0 | £83 | £352 | £550 |
| Year 3 | £13,533 | £6,776 | £6,125 | £0 | £120 | £512 | £1,062 |
| Year 4 | £13,939 | £6,980 | £6,125 | £0 | £159 | £676 | £1,738 |
| Year 5 | £14,357 | £7,189 | £6,125 | £0 | £198 | £845 | £2,583 |
Disposal gain (gross)-£11,326
CGT£0
Net Disposal proceeds£129,177
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
999 yr
Service charge
Annual running cost
£1,800/yr
Extracted from listing description · verify with solicitor
Tenure & planningFreehold
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 cohortTQ1 2LD · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Exeter · 30.8 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 · 840 sqft
£22k–£44k
£ per sqft
building cost only
£27–£52
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,880–£10,920
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,240–£17,640
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history360d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£183/mo · £204/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 | 10.63% | -£21 | £53,303 | 4.8% | Low | Feasible |
| Housing-benefit rent | 6.73% | -£383 | £53,303 | -36.0% | Med | Feasible |
| Council lease | 6.73% | -£237 | £53,303 | -24.8% | Low | Feasible |
| Refurb & refinance | 10.63% | -£21 | £64,304 | 4.0% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 18.55% | +£183 | £53,303 | 24.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £145,504 | -1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA South Devon · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- South Devon
- LHA monthly cap:
- £673
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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
Local lettings demandby strategyLive area data
Short-stay let43% occupancy
£142/night ADR
Based on 14 short-let comps nearby
Rent by the room conversion upside
+£286/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 10.63% as-is
As-is Rent it out
Monthly profit+£155
Return before costs on price10.63%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costs on price24.00%
Cash needed£57,898
Δ vs Rent it out Monthly profit+£286
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
£38,252–£72,000full refurb + room split
⚠️ Capped at 60% of £120,000 asking (£72,000). Raw model: £43,740–£82,330. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,556–£15,112
- 1 × bathroom£4,985–£9,139
- Rewire£2,938–£5,142
- Replumb£2,204–£4,408
- Windows£7,346–£13,223
- Paint + decor£5,142–£9,550
- Flooring£8,081–£15,427
Comparables
sold within 0.5 miWide · CV 35.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedIlsham Church of England AcademyPrimary · Academy converter · TQ1 2JQ
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£12,756
Section 24 credit£0
Annual tax due£46
Post-tax Monthly profit annual-£293
Exit costs
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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£2,583
Rates as of Oct 2024
Acquisition costs
£53,303cash neededPurchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£12,503
Legal + survey£2,000
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£53,303
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Occupying a desirable position within the well-regarded St Francis development, this spacious two-bedroom first-floor apartment offers well-planned accommodation and pleasant open views across The Warberries hillside and Torwood Gardens below. Forming one of just six apartments within this purpose-built 1970s development, the property benefits from generous storage, a private garage, and parking to the rear.
Whilst the apartment would now benefit from modernisation, it repre…
Floor plans
Nearby active comparables11 rentals
Comparable rentals
TQ1 · same beds + typeMedian nearby: £1,150/mo · 11 of 11 already let+£87 vs our est
- Meadfoot Lane, Torquay TQ1Let2b£1,200/moMay 2026
- Brunswick Terrace, Torquay, TQ1Let2b£875/moMay 2026
- Barton Road, Torquay, TQ1Let2b£885/moMay 2026
- Villa Borghese, Torquay, TQ1Let2b£1,400/moMay 2026
- Teignmouth Road, TORQUAY, TQ1Let2b£1,000/moMay 2026
- Grange Road, Torquay, TQ1Let2b£950/moMay 2026
- Meadfoot Road, Meadfoot Grange Meadfo…Let2b£1,200/moMay 2026
- Lower Warberry Road, TORQUAY, TQ1Let2b£1,200/moMay 2026
- Teignmouth Road, TORQUAY, TQ1Let2b£1,200/moMay 2026
- Babbacombe Road, Ocean View, TQ1Let2b£1,150/moMay 2026
- Babbacombe Road, Torquay, TQ1Let2b£975/moMay 2026
Other deals nearby
TQ1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Daniel Hobbin Estate Agents
About this listing
360 days · RightmovePrice history
5-year price trend
Monthly profit
−£21
Cash needed
£53K
Return after costs
-0.46%
IRR
-0.14%
Listed 360d ago
St. Francis, Lower Woodfield Road, Torquay
flat · 2 bed · 1 bath · 840 sqft
£120,000
est £1,063 · 10.63% gross
Chain freeLeasehold 999yr
Priced below market
1 / 19
60/100
Solid
10.63% — verify the rent + comps locally.
Priced below market -21% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.63% Return before costs — above-market
Chain free
Price
£120K
21% below sold comps
Return before costs
10.63%
est rent £1,063/monot enough comparablesRange £898–£1,258/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
Rates as of 21 Sep 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: £898–£1,258/mo · n=91
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
Standard 75% LTV for BTL
Mortgage rate5y fixed6.1%
5-year fixed at 75% LTV — 6.05% (as of 2026-09-21).
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 (£9,377–£17,504 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£21
after mortgage, operating costs & tax
Rent in£1,063/mo gross
£1,022/mo collected · £41/mo lost to voids
Where it goes
£510Mortgage£532Costs
Outgoings exceed rent — you top up £21/mo
Mortgage£510
Costs£532
Management£106
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£21
Returns
Return before costs on price10.63%
Cash return on cash-0.46%
Gross margin£490
Cash needed£53,303
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.10
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA South Devon · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- South Devon
- LHA monthly cap:
- £673
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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 | £12,756 | £6,387 | £6,125 | £0 | £46 | £198 | £198 |
| Year 2 | £13,139 | £6,579 | £6,125 | £0 | £83 | £352 | £550 |
| Year 3 | £13,533 | £6,776 | £6,125 | £0 | £120 | £512 | £1,062 |
| Year 4 | £13,939 | £6,980 | £6,125 | £0 | £159 | £676 | £1,738 |
| Year 5 | £14,357 | £7,189 | £6,125 | £0 | £198 | £845 | £2,583 |
Rent by the room upside
What we verified
4207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remainingFreehold
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£1,800/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 35.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,225
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,583
Acquisition costs
25% deposit£30,000
Stamp duty£6,000
Refurb£12,503
Legal + survey£2,000
Mortgage + broker£2,800
Cash needed£53,303
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
Occupying a desirable position within the well-regarded St Francis development, this spacious two-bedroom first-floor apartment offers well-planned accommodation and pleasant open views across The Warberries hillside and Torwood Gardens below. Forming one of just six apartments within this purpose-built 1970s development, the property benefits from generous storage, a private garage, and parking to the rear.
Whilst the apartment would now benefit from modernisation, it repre…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice