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Year 5 disposal
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55/ 100
Caution
13.30% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£890/mo from completion — the no.1 reason to invest
- 13.30% return before costs — above-market
- 9.9% 5y IRR — strong total return on capital
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Leasehold 89yr — verify at solicitor
- Service charge unknown — could swing £100-300/mo
- 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
+£890/mo
Pays you every month, net of costs
Price
£300K
No local sold comps to compare
Return · IRR
9.9%/yr
Solid annualised return
Cash to get in
£114K
Deposit + fees + refurb
Return before costs on price 13.30%5-yr return on cash 59%Rent est. £3,324 (£2,850–£3,877)
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: £2,850–£3,877/mo · n=81
Financing
DepositYour cash in — the rest is the mortgage25% · £74,988
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £224,962.5 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£890
after mortgage, operating costs & tax
Rent in£3,324/mo gross
£3,196/mo collected · £128/mo lost to voids
Where it goes
£1,219Mortgage£879Costs£890Your profit
£890/mo left as profit · 28% of rent kept
Mortgage£1,219
Costs£879
Management£332
Maintenance£67
Insurance£28
CapEx reserve£166
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£209
Profit+£890
Returns
Return before costs on price13.30%
Cash return on cash9.38%
Gross margin£2,317
Cash needed£113,771
Monthly profit payback10y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.62
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 | £39,888 | £10,551 | £14,623 | £0 | £2,796 | £11,918 | £11,918 |
| Year 2 | £41,085 | £10,868 | £14,623 | £0 | £2,963 | £12,631 | £24,550 |
| Year 3 | £42,317 | £11,194 | £14,623 | £0 | £3,135 | £13,366 | £37,915 |
| Year 4 | £43,587 | £11,530 | £14,623 | £0 | £3,313 | £14,122 | £52,037 |
| Year 5 | £44,894 | £11,875 | £14,623 | £0 | £3,495 | £14,901 | £66,938 |
Disposal gain (gross)-£10,344
CGT£0
Net Disposal proceeds£322,890
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leasehold89 yr
Tenure & planning89 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
Floor
EWS1 typically required above 18m
Floor 3
Lender impact
3rd floor — building height ambiguous (could be ≤ 11 m or > 11 m). Confirm whether EWS1 is required 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 cohortSW11 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 3.2 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 · 945 sqft · London ×1.4
£32k–£60k
£ per sqft
building cost only
£33–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£9,450–£17,010
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,230–£24,570
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 history88d on marketno cuts yet
Strategy matrix
Rent it out wins — +£890/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 | 13.30% | +£890 | £113,771 | 58.8% | Low | Feasible |
| Housing-benefit rent | 7.16% | -£258 | £113,771 | -2.8% | Med | Feasible |
| Council lease | 0.00% | -£1,593 | £113,771 | -85.2% | Low | Feasible |
| Refurb & refinance | 13.30% | +£890 | £133,074 | 50.3% | Med | Feasible |
| Short-stay let / Airbnb | 13.75% | +£305 | £113,771 | 20.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £337,540 | 6% | 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
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 let25% occupancy
£458/night ADR
Based on 63 short-let comps nearby
Rent by the room conversion upside
-£1,231/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 13.30% as-is
As-is Rent it out
Monthly profit+£1,072
Return before costs on price13.30%
Cash needed£86,886
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,886
Δ vs Rent it out Monthly profit-£1,231
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
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£59,220–£110,625full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£4,725–£8,505
- Replumb£3,780–£7,560
- Windows£10,395–£18,900
- Paint + decor£9,450–£17,010
- Flooring£13,230–£24,570
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£39,888
Section 24 credit£0
Annual tax due£2,796
Post-tax Monthly profit annual£10,384
Exit costs
Projected sale price (5y · 2%/yr growth)£331,169
Capital gain (pre-CGT)£31,219
Sale costs (~2.5%)£8,279
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£66,938
Rates as of Oct 2024
Acquisition costs
£113,771cash neededPurchase price£299,950
Deposit (25%)£74,988
Stamp duty+5% additional-property surcharge£19,995
Refurb£10,764
Legal + survey£2,525
Mortgage fees£5,499
Total cash neededdeposit + costs (loan covers the rest)£113,771
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
NOTICE OF OFFER Flat 7, Ravenet Court, Ravenet Street London, SW11 5HE
By order of the mortgagees in possession, we would advise that an offer has been made for the above property in the sum of £335,000. Any person wishing to increase on this offer should notify the selling agents of their best offer either prior to exchange or within the next 7 days which ever is sooner.
Eden Harper 64, Battersea Park Road, London, SW11 4JP Sales:[use Contact Agent Button]
Very good size…
Floor plans
Listing metaonthemarket · Eden Harper - Battersea
About this listing
88 days · OnTheMarketPrice history
5-year price trend
Monthly profit
+£890
Cash needed
£114K
Return after costs
9.38%
IRR
9.91%
Listed 88d ago
Ravenet Street, London SW11, London, SW11
flat · 2 bed · 1 bath
£299,950
est £3,324 · 13.30% gross
Chain freeLeasehold 89yr
1 / 5
55/100
Caution
13.30% — verify the rent + comps locally.
Monthly profit +£890/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
13.30% Return before costs — above-market
Lease 89 yrs — extend before exit
Chain free
Price
£300K
Return before costs
13.30%
est rent £3,324/monot enough comparablesRange £2,850–£3,877/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: £2,850–£3,877/mo · n=81
Financing
DepositYour cash in — the rest is the mortgage25% · £74,988
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £224,962.5 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£890
after mortgage, operating costs & tax
Rent in£3,324/mo gross
£3,196/mo collected · £128/mo lost to voids
Where it goes
£1,219Mortgage£879Costs£890Your profit
£890/mo left as profit · 28% of rent kept
Mortgage£1,219
Costs£879
Management£332
Maintenance£67
Insurance£28
CapEx reserve£166
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£209
Profit+£890
Returns
Return before costs on price13.30%
Cash return on cash9.38%
Gross margin£2,317
Cash needed£113,771
Monthly profit payback10y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.62
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
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 | £39,888 | £10,551 | £14,623 | £0 | £2,796 | £11,918 | £11,918 |
| Year 2 | £41,085 | £10,868 | £14,623 | £0 | £2,963 | £12,631 | £24,550 |
| Year 3 | £42,317 | £11,194 | £14,623 | £0 | £3,135 | £13,366 | £37,915 |
| Year 4 | £43,587 | £11,530 | £14,623 | £0 | £3,313 | £14,122 | £52,037 |
| Year 5 | £44,894 | £11,875 | £14,623 | £0 | £3,495 | £14,901 | £66,938 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining89 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
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£2,925
Annual rental tax£2,504
CGT yr 5£0 · company level
5y net total£66,938
Acquisition costs
25% deposit£74,988
Stamp duty£19,995
Refurb£10,764
Legal + survey£2,525
Mortgage + broker£5,499
Cash needed£113,771
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 copyOnTheMarket
NOTICE OF OFFER Flat 7, Ravenet Court, Ravenet Street London, SW11 5HE
By order of the mortgagees in possession, we would advise that an offer has been made for the above property in the sum of £335,000. Any person wishing to increase on this offer should notify the selling agents of their best offer either prior to exchange or within the next 7 days which ever is sooner.
Eden Harper 64, Battersea Park Road, London, SW11 4JP Sales:[use Contact Agent Button]
Very good size…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice