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Year 5 disposal
BMV -28%
⊞ View all 5
55/ 100
Caution
Real 10.96% return before costs but flagged risks need pricing in.
Why it works
- 10.96% return before costs — above-market
- Priced below market -28% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (144 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£141/mo — mildly negative — equity build may cover
- -3.3% 5y IRR — capital outlay disproportionate to returns
- 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
−£141/mo
You top up £141/mo
Price vs market
Below market value
-28% vs 12 sold · interior unseen
Return · IRR
-3.3%/yr
Loses money over 5 years
Cash left in
£15K
Stays in after refinancing at value
Price £120KCash to buy £49KReturn before costs on price 10.96%5-yr return on cash -9%Rent est. £1,096 (£1,047–£1,147)
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: £1,047–£1,147/mo · n=182
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£6,461–£12,061 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
-£141
after mortgage, operating costs & tax
Rent in£1,096/mo gross
£1,054/mo collected · £42/mo lost to voids
Where it goes
£488Mortgage£708Costs
Outgoings exceed rent — you top up £141/mo
Mortgage£488
Costs£708
Management£110
Maintenance£67
Insurance£20
CapEx reserve£55
Voids + council tax£6
Service charge + ground rent£346
Ltd co. accounts£104
Tax—
Shortfall−£141
Returns
Return before costs on price10.96%
Cash return on cash-3.43%
Gross margin£346
Cash needed£49,415
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.16
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 | £13,152 | £8,492 | £5,850 | £0 | £0 | -£1,190 | -£1,190 |
| Year 2 | £13,547 | £8,747 | £5,850 | £0 | £0 | -£1,050 | -£2,240 |
| Year 3 | £13,953 | £9,009 | £5,850 | £0 | £0 | -£906 | -£3,146 |
| Year 4 | £14,372 | £9,279 | £5,850 | £0 | £0 | -£758 | -£3,903 |
| Year 5 | £14,803 | £9,558 | £5,850 | £0 | £0 | -£605 | -£4,508 |
Disposal gain (gross)-£7,438
CGT£0
Net Disposal proceeds£129,177
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold144 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
144 yr
Ground rent
Doubling = lender risk
£350/yr
High ground rent — £350/year
Above the £250 assured-tenancy threshold. Risk of forfeiture proceedings on missed payments. Some lenders cap acceptable ground rent at this level.
Extracted from listing description · verify with solicitor
Tenure & planning144 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
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 cohortRG21 7EN · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 21.6 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
1-bed · 1-bath · 527 sqft
£17k–£33k
£ per sqft
building cost only
£32–£63
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,689–£6,851
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,797–£11,067
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history340d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£179,950 in 2019 → £120,000 asking
-33.3%in 7y
- 2019£179,950—
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 — -£141/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 | 10.96% | -£141 | £49,415 | -9.1% | Low | Feasible |
| Housing-benefit rent | 7.78% | -£451 | £49,415 | -46.8% | Med | Feasible |
| Council lease | 0.00% | -£1,025 | £49,415 | -128.4% | Low | Feasible |
| Refurb & refinance | 10.96% | -£141 | £58,861 | -7.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£537 | £140,061 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £778/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £778
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
+£264/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 10.96% as-is
As-is Rent it out
Monthly profit+£176
Return before costs on price10.96%
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+£264
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miWide · CV 18.2%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£13,152
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,696
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-£4,508
Rates as of Oct 2024
Acquisition costs
£49,415cash neededPurchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£8,615
Legal + survey£2,000
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£49,415
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
For sale is a neutrally decorated flat that offers a clean and modern canvas for you to make your own! This property comes with one well-sized reception room with an open planned kitchen, a double bedroom, and a spacious bathroom. The flat is perfect for those who value convenience and accessibility. Its location boasts excellent public transport links, allowing easy commuting to and from the city centre. Local amenities are also within walking distance, making daily errands…
Floor plans
Listing metarightmove · Romans
About this listing
340 days · RightmovePrice history
5-year price trend
Monthly profit
−£141
Cash needed
£49K
Return after costs
-3.43%
IRR
-3.27%
Listed 340d ago
Churchill Way, Basingstoke, Hampshire
flat · 1 bed · 1 bath · 527 sqft
£120,000
est £1,096 · 10.96% gross
Leasehold 144yr
Priced below market
1 / 5
55/100
Caution
Real 10.96% — fundamentals work.
Priced below market -28% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.96% Return before costs — above-market
Price
£120K
28% below sold comps
Return before costs
10.96%
est rent £1,096/mo182 comps within 500 mRange £1,047–£1,147/mo (Q1–Q3)
Bedrooms
1
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: £1,047–£1,147/mo · n=182
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£6,461–£12,061 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
-£141
after mortgage, operating costs & tax
Rent in£1,096/mo gross
£1,054/mo collected · £42/mo lost to voids
Where it goes
£488Mortgage£708Costs
Outgoings exceed rent — you top up £141/mo
Mortgage£488
Costs£708
Management£110
Maintenance£67
Insurance£20
CapEx reserve£55
Voids + council tax£6
Service charge + ground rent£346
Ltd co. accounts£104
Tax—
Shortfall−£141
Returns
Return before costs on price10.96%
Cash return on cash-3.43%
Gross margin£346
Cash needed£49,415
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.16
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £778/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £778
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 | £13,152 | £8,492 | £5,850 | £0 | £0 | -£1,190 | -£1,190 |
| Year 2 | £13,547 | £8,747 | £5,850 | £0 | £0 | -£1,050 | -£2,240 |
| Year 3 | £13,953 | £9,009 | £5,850 | £0 | £0 | -£906 | -£3,146 |
| Year 4 | £14,372 | £9,279 | £5,850 | £0 | £0 | -£758 | -£3,903 |
| Year 5 | £14,803 | £9,558 | £5,850 | £0 | £0 | -£605 | -£4,508 |
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 remaining144 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£3,802/yr
Ground rentDoubling clauses kill mortgageability£350/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 18.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,170
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,508
Acquisition costs
25% deposit£30,000
Stamp duty£6,000
Refurb£8,615
Legal + survey£2,000
Mortgage + broker£2,800
Cash needed£49,415
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
For sale is a neutrally decorated flat that offers a clean and modern canvas for you to make your own! This property comes with one well-sized reception room with an open planned kitchen, a double bedroom, and a spacious bathroom. The flat is perfect for those who value convenience and accessibility. Its location boasts excellent public transport links, allowing easy commuting to and from the city centre. Local amenities are also within walking distance, making daily errands…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice