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Year 5 disposal
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0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
Why to be cautious
- Monthly profit −£15,681/mo — heavily negative — needs monthly capital injection
- -16.4% 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
−£16K/mo
You top up £16K/mo
Price vs market
Above comparable sales
+306% vs 12 sold
Return · IRR
-16.4%/yr
Loses money over 5 years
Cash to get in
£1.75M
Deposit + fees + refurb
Price £4.10M5-yr return on cash -53%Rent est. £3,100 (£3,000–£3,300)
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
Buy-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: £3,000–£3,300/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £1,025,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£35,582–£66,420 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £3,075,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£15,681
after mortgage, operating costs & tax
Rent in£3,100/mo gross
£2,981/mo collected · £119/mo lost to voids
Where it goes
£16,016Mortgage
Outgoings exceed rent — you top up £15,681/mo
Mortgage£16,016
Costs£2,646
Management£310
Maintenance£67
Insurance£40
CapEx reserve£155
Voids + council tax£15
Service charge + ground rent£1,955
Ltd co. accounts£104
Tax—
Shortfall−£15,681
Returns
Return before costs on price0.91%
Cash return on cash-10.75%
Gross margin£335
Cash needed£1,749,918
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.18
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 | £37,200 | £31,749 | £192,188 | £0 | £0 | -£186,736 | -£186,736 |
| Year 2 | £38,316 | £32,701 | £192,188 | £0 | £0 | -£186,573 | -£373,309 |
| Year 3 | £39,465 | £33,683 | £192,188 | £0 | £0 | -£186,405 | -£559,714 |
| Year 4 | £40,649 | £34,693 | £192,188 | £0 | £0 | -£186,231 | -£745,945 |
| Year 5 | £41,869 | £35,734 | £192,188 | £0 | £0 | -£186,052 | -£931,997 |
Disposal gain (gross)-£348,855
CGT£0
Net Disposal proceeds£4,413,563
What we verified
What we verified
32073 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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
Critical
Floor
EWS1 typically required above 18m
Floor 11
Lender impact
11th floor — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 7AX · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 3.4 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
3-bed · 3-bath · 2289 sqft · London ×1.4
£72k–£136k
£ per sqft
building cost only
£32–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 3 × bathroom · Full strip + retile£12,600–£25,200
- Paint + decor£22,890–£41,202
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£32,046–£59,514
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history239d on marketno cuts yet
Strategy matrix
Rent it out wins — -£15,681/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 | 0.91% | -£15,681 | £1,749,918 | -53.3% | Low | Feasible |
| Housing-benefit rent | 0.68% | -£16,460 | £1,749,918 | -55.9% | Med | Feasible |
| Council lease | 0.00% | -£18,182 | £1,749,918 | -62.8% | Low | Feasible |
| Refurb & refinance | 0.91% | -£15,681 | £1,973,895 | -47.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£2,166 | £4,781,395 | 3% | Med | Feasible |
| Rent by the room | 0.53% | -£17,388 | £1,749,918 | -59.4% | — | Feasible |
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
-£1,300/mo cash flow vs Rent it out if converted to Rent by the room
0.70% Return before costs on price converted vs 0.91% as-is
As-is Rent it out
Monthly profit-£13,703
Return before costs on price0.91%
Cash needed£1,036,898
If converted to Rent by the room
Monthly profit-£15,003
Return before costs on price0.70%
Cash needed£1,052,898
Δ vs Rent it out Monthly profit-£1,300
Show conversion detail
Conversion cost estimate
£56,000
Range: £47,600 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£132,756–£245,889full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 3 × bathroom£21,600–£39,600
- Rewire£11,445–£20,601
- Replumb£9,156–£18,312
- Windows£25,179–£45,780
- Paint + decor£22,890–£41,202
- Flooring£32,046–£59,514
Comparables
sold within 0.5 miWide · CV 17.2%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£37,200
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£188,167
Exit costs
Projected sale price (5y · 2%/yr growth)£4,526,731
Capital gain (pre-CGT)£426,731
Sale costs (~2.5%)£113,168
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-£931,997
Rates as of Oct 2024
Acquisition costs
£1,749,918cash neededPurchase price£4,100,000
Deposit (25%)£1,025,000
Stamp duty+5% additional-property surcharge£610,750
Refurb£47,443
Legal + survey£4,225
Mortgage fees£62,500
Total cash neededdeposit + costs (loan covers the rest)£1,749,918
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A rare opportunity to acquire a substantial three-bedroom apartment of approximately 2,289 sq ft, set on the 11th floor of the prestigious Capital Building, Embassy Gardens. Offering exceptional proportions both internally and externally, this is a home perfectly suited to modern London living.
The apartment features a generous open-plan reception space, ideal for both everyday living and entertaining, complemented by a sleek, fully integrated kitchen. All three bedrooms are…
Floor plans
Nearby active comparables6 rentals
Comparable rentals
SW11 · same beds + typeMedian nearby: £3,200/mo · 5 of 6 already let+£100 vs our est
- Moat Street, London, SW11Let3b£4,535/moMay 2026
- Bullen Street, Battersea, London, SW11Let3b£3,300/moMay 2026
- Henley Street, Battersea, London, SW113b£3,100/moMay 2026
- Maysoule Road, Battersea, SW11Let3b£2,750/moMay 2026
- Maysoule Road, SW11, Battersea, Londo…Let3b£3,000/moMay 2026
- Riverlight Quay, London SW11Let3b£4,983/moMay 2026
Other deals nearby
SW11 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Garton Jones
About this listing
239 days · RightmovePrice history
5-year price trend
Monthly profit
−£15,681
Cash needed
£1.7M
Return after costs
-10.75%
IRR
-16.42%
Listed 239d ago
Capital Building, Embassy Gardens, 8 New Union Square, Nine Elms, London, SW11
flat · 3 bed · 3 bath · 2,289 sqft
£4,100,000
est £3,100
1 / 28
0/100
Marginal
No rent data — verify locally before offering.
0.91% Return before costs — around the area average for this property type.
Monthly profit −£15,681/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£4.1M
306% above sold comps
Return before costs
—
est rent £3,100/monot enough comparablesRange £3,000–£3,300/mo (Q1–Q3)
Bedrooms
3
3 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
Buy-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: £3,000–£3,300/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £1,025,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£35,582–£66,420 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £3,075,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£15,681
after mortgage, operating costs & tax
Rent in£3,100/mo gross
£2,981/mo collected · £119/mo lost to voids
Where it goes
£16,016Mortgage
Outgoings exceed rent — you top up £15,681/mo
Mortgage£16,016
Costs£2,646
Management£310
Maintenance£67
Insurance£40
CapEx reserve£155
Voids + council tax£15
Service charge + ground rent£1,955
Ltd co. accounts£104
Tax—
Shortfall−£15,681
Returns
Return before costs on price0.91%
Cash return on cash-10.75%
Gross margin£335
Cash needed£1,749,918
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.18
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 | £37,200 | £31,749 | £192,188 | £0 | £0 | -£186,736 | -£186,736 |
| Year 2 | £38,316 | £32,701 | £192,188 | £0 | £0 | -£186,573 | -£373,309 |
| Year 3 | £39,465 | £33,683 | £192,188 | £0 | £0 | -£186,405 | -£559,714 |
| Year 4 | £40,649 | £34,693 | £192,188 | £0 | £0 | -£186,231 | -£745,945 |
| Year 5 | £41,869 | £35,734 | £192,188 | £0 | £0 | -£186,052 | -£931,997 |
Rent by the room upside
What we verified
4307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeLeasehold
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£22,400/yr
Ground rentDoubling clauses kill mortgageability£1,050/yr
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 17.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£38,438
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£931,997
Acquisition costs
25% deposit£1,025,000
Stamp duty£610,750
Refurb£47,443
Legal + survey£4,225
Mortgage + broker£62,500
Cash needed£1,749,918
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 a substantial three-bedroom apartment of approximately 2,289 sq ft, set on the 11th floor of the prestigious Capital Building, Embassy Gardens. Offering exceptional proportions both internally and externally, this is a home perfectly suited to modern London living.
The apartment features a generous open-plan reception space, ideal for both everyday living and entertaining, complemented by a sleek, fully integrated kitchen. All three bedrooms are…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice