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Year 5 disposal
BMV -49%
⊞ View all 16
35/ 100
Weak
7.15% return before costs — verify the rent + comps locally.
Why it works
- 7.15% return before costs — above-market
- Priced below market -49% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£38/mo — mildly negative — equity build may cover
- -0.4% 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
−£38/mo
You top up £38/mo
Price vs market
Below market value
-49% vs 12 sold · interior unseen
Return · IRR
-0.4%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £220KCash to buy £75KReturn before costs on price 7.15%5-yr return on cash 4%Rent est. £1,310 (£1,135–£1,512)
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: £1,135–£1,512/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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 £200K–£400K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£38
after mortgage, operating costs & tax
Rent in£1,310/mo gross
£1,260/mo collected · £50/mo lost to voids
Where it goes
£894Mortgage£404Costs
Outgoings exceed rent — you top up £38/mo
Mortgage£894
Costs£404
Management£131
Maintenance£67
Insurance£28
CapEx reserve£66
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£38
Returns
Return before costs on price7.15%
Cash return on cash-0.60%
Gross margin£856
Cash needed£75,250
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £15,720 | £4,843 | £10,725 | £0 | £29 | £123 | £123 |
| Year 2 | £16,192 | £4,988 | £10,725 | £0 | £91 | £387 | £510 |
| Year 3 | £16,677 | £5,138 | £10,725 | £0 | £155 | £659 | £1,170 |
| Year 4 | £17,178 | £5,292 | £10,725 | £0 | £221 | £940 | £2,109 |
| Year 5 | £17,693 | £5,451 | £10,725 | £0 | £288 | £1,229 | £3,338 |
Disposal gain (gross)£875
CGT£166
Net Disposal proceeds£236,659
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
from listing
Band E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 7LJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Exeter · 40.8 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 · 566 sqft
£17k–£35k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,962–£7,358
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,226–£11,886
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history248d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£188,000 in 2019 → £220,000 asking
+17.0%in 7y
- 2019£188,000+26.2% in 13y
- 2006£149,000+86.4% in 4y
- 2002£79,950—
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 — -£38/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 | 7.15% | -£38 | £75,250 | 4.4% | Low | Feasible |
| Housing-benefit rent | 3.94% | -£564 | £75,250 | -38.7% | Med | Feasible |
| Council lease | 0.00% | -£1,093 | £75,250 | -88.1% | Low | Feasible |
| Refurb & refinance | 7.15% | -£38 | £86,790 | 3.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £236,490 | 10% | 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
+£124/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 7.15% as-is
As-is Rent it out
Monthly profit+£1
Return before costs on price7.15%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit+£124
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
£38,064–£72,789full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- Rewire£2,264–£4,528
- Replumb£1,698–£3,962
- Windows£5,660–£10,754
- Paint + decor£5,094–£9,056
- Flooring£7,358–£13,584
Comparables
sold within 0.5 miWide · CV 45.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 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£15,720
Section 24 credit£0
Annual tax due£29
Post-tax Monthly profit annual-£482
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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£3,338
Rates as of Oct 2024
Acquisition costs
£75,250cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£1,350
Legal + survey£1,700
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£75,250
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A rare opportunity to acquire this charming two-bedroom period cottage, which has been tastefully styled and updated by the current owners, occupying a lovely rural position within the village of Trull. The cottage has been in the care of the current owners since 2019, in which time they have tastefully modernised and updated the cottage. You enter through the front door into the porch, with a lovely original wooden door, opening to the principal reception room.
The living r…
Floor plans
Nearby active comparables5 deals
Comparable rentals
TA3 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Nest Associates Ltd
About this listing
248 days · RightmovePrice history
5-year price trend
Monthly profit
−£38
Cash needed
£75K
Return after costs
-0.60%
IRR
-0.42%
Listed 248d ago
16, EASTBROOK TERRACE, TRULL, TAUNTON, TA3 7LJ
✓ Verified address
cottage · 2 bed · 1 bath · 566 sqft
£220,000
est £1,310 · 7.15% gross
Priced below market
1 / 16
35/100
Marginal
7.15% — verify the rent + comps locally.
Priced below market -49% vs 12 nearby sold (last 12 mo)
7.15% Return before costs — above-market
Price
£220K
49% below sold comps
Return before costs
7.15%
est rent £1,310/monot enough comparablesRange £1,135–£1,512/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: £1,135–£1,512/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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 £200K–£400K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£38
after mortgage, operating costs & tax
Rent in£1,310/mo gross
£1,260/mo collected · £50/mo lost to voids
Where it goes
£894Mortgage£404Costs
Outgoings exceed rent — you top up £38/mo
Mortgage£894
Costs£404
Management£131
Maintenance£67
Insurance£28
CapEx reserve£66
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£38
Returns
Return before costs on price7.15%
Cash return on cash-0.60%
Gross margin£856
Cash needed£75,250
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £15,720 | £4,843 | £10,725 | £0 | £29 | £123 | £123 |
| Year 2 | £16,192 | £4,988 | £10,725 | £0 | £91 | £387 | £510 |
| Year 3 | £16,677 | £5,138 | £10,725 | £0 | £155 | £659 | £1,170 |
| Year 4 | £17,178 | £5,292 | £10,725 | £0 | £221 | £940 | £2,109 |
| Year 5 | £17,693 | £5,451 | £10,725 | £0 | £288 | £1,229 | £3,338 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
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 miWide · CV 45.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,145
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£3,338
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£1,350
Legal + survey£1,700
Mortgage + broker£4,300
Cash needed£75,250
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
A rare opportunity to acquire this charming two-bedroom period cottage, which has been tastefully styled and updated by the current owners, occupying a lovely rural position within the village of Trull. The cottage has been in the care of the current owners since 2019, in which time they have tastefully modernised and updated the cottage. You enter through the front door into the porch, with a lovely original wooden door, opening to the principal reception room.
The living r…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice