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Year 5 disposal
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39/ 100
Weak
13.27% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 13.27% 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
- 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£57/mo
Barely breaks even each month
Price
£90K
No local sold comps to compare
Return · IRR
1.7%/yr
Modest annualised return
Cash to get in
£42K
Deposit + fees + refurb
Return before costs on price 13.27%5-yr return on cash 16%Rent est. £995 (£850–£1,165)
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: £850–£1,165/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,500 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
+£57
after mortgage, operating costs & tax
Rent in£995/mo gross
£957/mo collected · £38/mo lost to voids
Where it goes
£366Mortgage£521Costs
£57/mo left as profit · 6% of rent kept
Mortgage£366
Costs£521
Management£100
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£13
Profit+£57
Returns
Return before costs on price13.27%
Cash return on cash1.62%
Gross margin£436
Cash needed£42,114
Monthly profit payback61y 9m
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 | £11,940 | £6,251 | £4,388 | £0 | £247 | £1,055 | £1,055 |
| Year 2 | £12,298 | £6,438 | £4,388 | £0 | £280 | £1,193 | £2,248 |
| Year 3 | £12,667 | £6,631 | £4,388 | £0 | £313 | £1,335 | £3,583 |
| Year 4 | £13,047 | £6,830 | £4,388 | £0 | £348 | £1,482 | £5,065 |
| Year 5 | £13,439 | £7,035 | £4,388 | £0 | £383 | £1,633 | £6,698 |
Disposal gain (gross)-£10,381
CGT£0
Net Disposal proceeds£96,883
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
Address-matched (ground truth)Band 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 5EF · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Nottingham · 18.1 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
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 history241d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£93,000 in 2018 → £90,000 asking
-3.2%in 8y
- 2018£93,000+24.0% in 6y
- 2012£75,000—
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 — +£57/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 | 13.27% | +£57 | £42,114 | 15.9% | Low | Feasible |
| Housing-benefit rent | 7.91% | -£296 | £42,114 | -34.7% | Med | Feasible |
| Council lease | 0.00% | -£732 | £42,114 | -107.5% | Low | Feasible |
| Refurb & refinance | 13.27% | +£57 | £50,920 | 13.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £111,570 | -3% | 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
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
+£331/mo cash flow vs Rent it out if converted to Rent by the room
32.00% Return before costs on price converted vs 13.27% as-is
As-is Rent it out
Monthly profit+£205
Return before costs on price13.27%
Cash needed£34,398
If converted to Rent by the room
Monthly profit+£536
Return before costs on price32.00%
Cash needed£50,398
Δ vs Rent it out Monthly profit+£331
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
£28,680–£54,000full refurb + room split
⚠️ Capped at 60% of £90,000 asking (£54,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,804–£11,609
- 1 × bathroom£3,829–£7,020
- Rewire£2,177–£3,809
- Replumb£1,632–£3,265
- Windows£5,442–£9,795
- Paint + decor£3,809–£7,074
- Flooring£5,986–£11,427
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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedTuition Services Co Brookside SchoolNot applicable · Miscellaneous · DE21 5LF
- Not ratedBreadsall CofE VC Primary SchoolPrimary · Voluntary controlled school · DE21 5LF
- Not ratedHorsley CofE (Controlled) Primary SchoolPrimary · Voluntary controlled school · DE21 5BR
- Not ratedLittle Eaton Primary SchoolPrimary · Community school · DE21 5AB
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£11,940
Section 24 credit£0
Annual tax due£247
Post-tax Monthly profit annual£596
Exit costs
Projected sale price (5y · 2%/yr growth)£99,367
Capital gain (pre-CGT)£9,367
Sale costs (~2.5%)£2,484
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£6,698
Rates as of Oct 2024
Acquisition costs
£42,114cash neededPurchase price£90,000
Deposit (25%)£22,500
Stamp duty+5% additional-property surcharge£4,500
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,350
Total cash neededdeposit + costs (loan covers the rest)£42,114
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUMMARY A first floor, two-bedroom flat situated in the popular village of Little Eaton. Ideal for first-time buyers or investors, with spacious accommodation and convenient access to Derby.
DESCRIPTION Offered to the market is this first floor two-bedroom flat, ideally located in the popular village of Little Eaton. Well suited to first-time buyers, downsizers or investors, the property enjoys a convenient position with easy access to local amenities, Derby city centre and…
Floor plans
Listing metarightmove · Burchell Edwards
About this listing
241 days · RightmovePrice history
5-year price trend
Monthly profit
+£57
Cash needed
£42K
Return after costs
1.62%
IRR
1.73%
Listed 241d ago
110, BARLEY CLOSE, LITTLE EATON, DERBY, DE21 5EF
✓ Verified address
flat · 2 bed · 1 bath · 646 sqft (EPC)
£90,000
est £995 · 13.27% gross
Chain freeEPC C
1 / 7
39/100
Marginal
13.27% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
13.27% Return before costs — above-market
Chain free
Price
£90K
Return before costs
13.27%
est rent £995/monot enough comparablesRange £850–£1,165/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: £850–£1,165/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,500 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
+£57
after mortgage, operating costs & tax
Rent in£995/mo gross
£957/mo collected · £38/mo lost to voids
Where it goes
£366Mortgage£521Costs
£57/mo left as profit · 6% of rent kept
Mortgage£366
Costs£521
Management£100
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£13
Profit+£57
Returns
Return before costs on price13.27%
Cash return on cash1.62%
Gross margin£436
Cash needed£42,114
Monthly profit payback61y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.62
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
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 | £11,940 | £6,251 | £4,388 | £0 | £247 | £1,055 | £1,055 |
| Year 2 | £12,298 | £6,438 | £4,388 | £0 | £280 | £1,193 | £2,248 |
| Year 3 | £12,667 | £6,631 | £4,388 | £0 | £313 | £1,335 | £3,583 |
| Year 4 | £13,047 | £6,830 | £4,388 | £0 | £348 | £1,482 | £5,065 |
| Year 5 | £13,439 | £7,035 | £4,388 | £0 | £383 | £1,633 | £6,698 |
Rent by the room upside
What we verified
3306
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
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£878
Annual rental tax£160
CGT yr 5£0 · company level
5y net total£6,698
Acquisition costs
25% deposit£22,500
Stamp duty£4,500
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,350
Cash needed£42,114
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
SUMMARY A first floor, two-bedroom flat situated in the popular village of Little Eaton. Ideal for first-time buyers or investors, with spacious accommodation and convenient access to Derby.
DESCRIPTION Offered to the market is this first floor two-bedroom flat, ideally located in the popular village of Little Eaton. Well suited to first-time buyers, downsizers or investors, the property enjoys a convenient position with easy access to local amenities, Derby city centre and…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice