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Year 5 disposal
BMV -46%
⊞ View all 15
85/ 100
Strong
13.96% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 13.96% return before costs — above-market
- Priced below market -46% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (999 yrs) — no short-lease drag
Why to be cautious
- Floor area 364 sqft — small for the type
- 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
+£46/mo
Barely breaks even each month
Price vs market
Below market value
-46% vs 12 sold · interior unseen
Return · IRR
1.5%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £77KCash to buy £34KReturn before costs on price 13.96%5-yr return on cash 17%Rent est. £896 (£772–£1,040)
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: £772–£1,040/mo · n=90
Financing
DepositYour cash in — the rest is the mortgage25% · £19,250
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 (£4,943–£9,227 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £57,750 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
+£46
after mortgage, operating costs & tax
Rent in£896/mo gross
£862/mo collected · £34/mo lost to voids
Where it goes
£313Mortgage£491Costs
£46/mo left as profit · 5% of rent kept
Mortgage£313
Costs£491
Management£90
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£6
Service charge + ground rent£160
Ltd co. accounts£104
Tax£11
Profit+£46
Returns
Return before costs on price13.96%
Cash return on cash1.65%
Gross margin£370
Cash needed£33,846
Monthly profit payback60y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.75
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 | £10,752 | £5,897 | £3,754 | £0 | £209 | £892 | £892 |
| Year 2 | £11,075 | £6,074 | £3,754 | £0 | £237 | £1,010 | £1,903 |
| Year 3 | £11,407 | £6,256 | £3,754 | £0 | £265 | £1,132 | £3,035 |
| Year 4 | £11,749 | £6,444 | £3,754 | £0 | £295 | £1,257 | £4,291 |
| Year 5 | £12,101 | £6,637 | £3,754 | £0 | £325 | £1,386 | £5,677 |
Disposal gain (gross)-£6,552
CGT£0
Net Disposal proceeds£82,889
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold999 yr
Tenure & planning999 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 cohortCH1 3AR · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Liverpool · 24.2 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
1-bed · 1-bath · 364 sqft
£14k–£28k
£ per sqft
building cost only
£38–£76
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£2,548–£4,732
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£4,004–£7,644
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history239d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£60,000 in 2020 → £77,000 asking
+28.3%in 6y
- 2020£60,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£79/mo · £33/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 13.96% | +£46 | £33,846 | 16.8% | Low | Feasible |
| Housing-benefit rent | 8.56% | -£262 | £33,846 | -38.0% | Med | Feasible |
| ⭐ Council lease | 13.96% | +£79 | £33,846 | 17.7% | Low | Feasible |
| Refurb & refinance | 13.96% | +£46 | £40,332 | 14.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£351 | £92,077 | -0% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- West Cheshire
- LHA monthly cap:
- £549
- Scheme type:
- other
- Premium:
- +700% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£396/mo cash flow vs Rent it out if converted to Rent by the room
37.40% Return before costs on price converted vs 13.96% as-is
As-is Rent it out
Monthly profit+£181
Return before costs on price13.96%
Cash needed£31,148
If converted to Rent by the room
Monthly profit+£577
Return before costs on price37.40%
Cash needed£47,148
Δ vs Rent it out Monthly profit+£396
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 47.9%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£10,752
Section 24 credit£0
Annual tax due£209
Post-tax Monthly profit annual£479
Exit costs
Projected sale price (5y · 2%/yr growth)£85,014
Capital gain (pre-CGT)£8,014
Sale costs (~2.5%)£2,125
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£5,677
Rates as of Oct 2024
Acquisition costs
£33,846cash neededPurchase price£77,000
Deposit (25%)£19,250
Stamp duty+5% additional-property surcharge£3,850
Refurb£6,591
Legal + survey£2,000
Mortgage fees£2,155
Total cash neededdeposit + costs (loan covers the rest)£33,846
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A modern first floor studio flat forming part of a popular development ideally situated within walking distance of Chester City Centre, the Shropshire Union Canal, a Waitrose supermarket, and the Chester Railway Station. The property is part of 'Discount For Sale Scheme' with Cheshire West and Chester Council and is designed for eligible prospective buyers to own 100% of the property at 70% of the market value. Although there is discount on the sale price, the purchaser still…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
CH1 · same beds + typeMedian nearby: £200/mo · 19 of 20 already let-£696 vs our est
- Foregate Street, CH1Let1b£975/moMay 2026
- Foregate Street, CH11b£975/moMay 2026
- City Road, Kinnaird House City Road,…Let1b£900/moMay 2026
- City Road, Chester CH1Let1b£900/moMay 2026
- Ethos Court, ChesterLet1b£900/moMay 2026
- Brook Street, Chester, Cheshire, CH1Let1b£650/moMay 2026
- CHESTER | STUDENT | SEPTEMBERLet1b£199/moMay 2026
- CHESTER | STUDENT | SEPTEMBERLet1b£195/moMay 2026
- CHESTER | STUDENT | SEPTEMBERLet1b£201/moMay 2026
- CHESTER | STUDENT | SEPTEMBERLet1b£187/moMay 2026
- CHESTER | STUDENT | SEPTEMBERLet1b£185/moMay 2026
- CHESTER | STUDENT | SEPTEMBERLet1b£189/moMay 2026
- CHESTER | STUDENT | SEPTEMBERLet1b£177/moMay 2026
- CHESTER | STUDENT | SEPTEMBERLet1b£179/moMay 2026
- CHESTER | STUDENT | SEPTEMBERLet1b£179/moMay 2026
- CHESTER | STUDENT | SEPTEMBERLet1b£165/moMay 2026
- CHESTER | STUDENT | SEPTEMBERLet1b£159/moMay 2026
- Hunter Street, ChesterLet1b£1,050/moMay 2026
- Upper Northgate Street, Chester, Ches…Let1b£900/moMay 2026
- Egerton Street, Chester, Cheshire, CH1Let1b£950/moMay 2026
Other deals nearby
CH1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Leaders Sales
About this listing
239 days · RightmovePrice history
5-year price trend
Monthly profit
+£46
Cash needed
£34K
Return after costs
1.65%
IRR
1.46%
Listed 239d ago
CHEDWORTH HOUSE 4, THE SQUARE, CHESTER, CH1 3AR
flat · 1 bed · 1 bath · 364 sqft
£77,000
est £896 · 13.96% gross
Leasehold 999yr
Priced below market
1 / 15
85/100
Strong
13.96% — verify the rent + comps locally.
Priced below market -46% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
13.96% Return before costs — above-market
Price
£77K
46% below sold comps
Return before costs
13.96%
est rent £896/mo90 comps within 1 kmRange £772–£1,040/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: £772–£1,040/mo · n=90
Financing
DepositYour cash in — the rest is the mortgage25% · £19,250
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 (£4,943–£9,227 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £57,750 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
+£46
after mortgage, operating costs & tax
Rent in£896/mo gross
£862/mo collected · £34/mo lost to voids
Where it goes
£313Mortgage£491Costs
£46/mo left as profit · 5% of rent kept
Mortgage£313
Costs£491
Management£90
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£6
Service charge + ground rent£160
Ltd co. accounts£104
Tax£11
Profit+£46
Returns
Return before costs on price13.96%
Cash return on cash1.65%
Gross margin£370
Cash needed£33,846
Monthly profit payback60y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.75
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- West Cheshire
- LHA monthly cap:
- £549
- Scheme type:
- other
- Premium:
- +700% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £10,752 | £5,897 | £3,754 | £0 | £209 | £892 | £892 |
| Year 2 | £11,075 | £6,074 | £3,754 | £0 | £237 | £1,010 | £1,903 |
| Year 3 | £11,407 | £6,256 | £3,754 | £0 | £265 | £1,132 | £3,035 |
| Year 4 | £11,749 | £6,444 | £3,754 | £0 | £295 | £1,257 | £4,291 |
| Year 5 | £12,101 | £6,637 | £3,754 | £0 | £325 | £1,386 | £5,677 |
Rent by the room upside
What we verified
4207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining999 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£1,619/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 47.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£751
Annual rental tax£131
CGT yr 5£0 · company level
5y net total£5,677
Acquisition costs
25% deposit£19,250
Stamp duty£3,850
Refurb£6,591
Legal + survey£2,000
Mortgage + broker£2,155
Cash needed£33,846
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 modern first floor studio flat forming part of a popular development ideally situated within walking distance of Chester City Centre, the Shropshire Union Canal, a Waitrose supermarket, and the Chester Railway Station. The property is part of 'Discount For Sale Scheme' with Cheshire West and Chester Council and is designed for eligible prospective buyers to own 100% of the property at 70% of the market value. Although there is discount on the sale price, the purchaser still…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice