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Year 5 disposal
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32/ 100
Weak
7.96% return before costs — verify the rent + comps locally.
Why it works
- 7.96% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC B — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£122/mo — mildly negative — equity build may cover
- -1.7% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£122/mo
You top up £122/mo
Price vs market
Above comparable sales
+46% vs 12 sold
Return · IRR
-1.7%/yr
Loses money over 5 years
Cash to get in
£75K
Deposit + fees + refurb
Price £190KReturn before costs on price 7.96%5-yr return on cash -2%Rent est. £1,260 (£1,137–£1,396)
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: £1,137–£1,396/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 £142,500 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
-£122
after mortgage, operating costs & tax
Rent in£1,260/mo gross
£1,212/mo collected · £48/mo lost to voids
Where it goes
£772Mortgage£562Costs
Outgoings exceed rent — you top up £122/mo
Mortgage£772
Costs£562
Management£126
Maintenance£67
Insurance£20
CapEx reserve£63
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£122
Returns
Return before costs on price7.96%
Cash return on cash-1.95%
Gross margin£650
Cash needed£74,914
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.57
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 | £15,120 | £6,739 | £9,263 | £0 | £0 | -£881 | -£881 |
| Year 2 | £15,574 | £6,941 | £9,263 | £0 | £0 | -£630 | -£1,512 |
| Year 3 | £16,041 | £7,149 | £9,263 | £0 | £0 | -£371 | -£1,883 |
| Year 4 | £16,522 | £7,364 | £9,263 | £0 | £0 | -£104 | -£1,987 |
| Year 5 | £17,018 | £7,585 | £9,263 | £0 | £32 | £138 | -£1,849 |
Disposal gain (gross)-£9,033
CGT£0
Net Disposal proceeds£204,531
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 ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band B
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 cohortMK7 7FA · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Oxford Brookes · 46.2 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 · 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 history231d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£163,950 in 2015 → £190,000 asking
+15.9%in 11y
- 2015£163,950—
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 — -£67/mo · £55/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 | 7.96% | -£122 | £74,914 | -2.5% | Low | Feasible |
| Housing-benefit rent | 5.82% | -£457 | £74,914 | -29.0% | Med | Feasible |
| ⭐ Council lease | 7.96% | -£67 | £74,914 | -1.9% | Low | Feasible |
| Refurb & refinance | 7.96% | -£122 | £88,720 | -2.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £217,870 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Milton Keynes · cap £922/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Milton Keynes
- LHA monthly cap:
- £922
- Scheme type:
- other
- Premium:
- +800% 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
+£156/mo cash flow vs Rent it out if converted to Rent by the room
15.16% Return before costs on price converted vs 7.96% as-is
As-is Rent it out
Monthly profit+£63
Return before costs on price7.96%
Cash needed£59,398
If converted to Rent by the room
Monthly profit+£219
Return before costs on price15.16%
Cash needed£75,398
Δ vs Rent it out Monthly profit+£156
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
Planning approval likelihood
Uncertain · 34% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 31% (49 decisions)
≈0.0% within 50 m vs 35% policy
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miWide · CV 39.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Article 4 Direction relating to Houses in Multiple Occupation (HIMO) - Immediate direction
≈0.0% within 50 m vs 35% policy
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodHeronsgate SchoolPrimary · Academy converter · MK7 7BW
- GoodHeronshaw SchoolPrimary · Academy converter · MK7 7PG
- GoodWavendon Gate SchoolPrimary · Community school · MK7 7HL
- GoodWalton HighSecondary · Academy converter · MK7 7WH
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£15,120
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,463
Exit costs
Projected sale price (5y · 2%/yr growth)£209,775
Capital gain (pre-CGT)£19,775
Sale costs (~2.5%)£5,244
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-£1,849
Rates as of Oct 2024
Acquisition costs
£74,914cash neededPurchase price£190,000
Deposit (25%)£47,500
Stamp duty+5% additional-property surcharge£10,800
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,850
Total cash neededdeposit + costs (loan covers the rest)£74,914
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
NO CHAIN * RESIDENT PARKING
Located in the highly desirable area of Walton, this well-presented two bedroom upper floor apartment offers convenience and an excellent opportunity for seeking easy access to Central Milton Keynes, great transport links, and a peaceful residential setting. Walton is known for its attractive tree-lined streets, green open spaces, and established community feel. Situated close to Caldecotte Lake, residents benefit from scenic walking routes, cy…
Floor plans
Listing metarightmove · Wilson Peacock
About this listing
231 days · RightmovePrice history
5-year price trend
Monthly profit
−£122
Cash needed
£75K
Return after costs
-1.95%
IRR
-1.69%
Listed 231d ago
18, ABELLS CLOSE, WALTON, MILTON KEYNES, MK7 7FA
flat · 2 bed · 1 bath · 689 sqft (EPC)
£190,000
est £1,260 · 7.96% gross
Chain freeEPC B
1 / 18
32/100
Marginal
7.96% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.96% Return before costs — above-market
Chain free
Price
£190K
46% above sold comps
Return before costs
7.96%
est rent £1,260/monot enough comparablesRange £1,137–£1,396/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
B
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: £1,137–£1,396/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 £142,500 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
-£122
after mortgage, operating costs & tax
Rent in£1,260/mo gross
£1,212/mo collected · £48/mo lost to voids
Where it goes
£772Mortgage£562Costs
Outgoings exceed rent — you top up £122/mo
Mortgage£772
Costs£562
Management£126
Maintenance£67
Insurance£20
CapEx reserve£63
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£122
Returns
Return before costs on price7.96%
Cash return on cash-1.95%
Gross margin£650
Cash needed£74,914
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.57
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Milton Keynes · cap £922/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Milton Keynes
- LHA monthly cap:
- £922
- Scheme type:
- other
- Premium:
- +800% 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 | £15,120 | £6,739 | £9,263 | £0 | £0 | -£881 | -£881 |
| Year 2 | £15,574 | £6,941 | £9,263 | £0 | £0 | -£630 | -£1,512 |
| Year 3 | £16,041 | £7,149 | £9,263 | £0 | £0 | -£371 | -£1,883 |
| Year 4 | £16,522 | £7,364 | £9,263 | £0 | £0 | -£104 | -£1,987 |
| Year 5 | £17,018 | £7,585 | £9,263 | £0 | £32 | £138 | -£1,849 |
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 ratingB
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 39.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,853
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,849
Acquisition costs
25% deposit£47,500
Stamp duty£10,800
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,850
Cash needed£74,914
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
NO CHAIN * RESIDENT PARKING
Located in the highly desirable area of Walton, this well-presented two bedroom upper floor apartment offers convenience and an excellent opportunity for seeking easy access to Central Milton Keynes, great transport links, and a peaceful residential setting. Walton is known for its attractive tree-lined streets, green open spaces, and established community feel. Situated close to Caldecotte Lake, residents benefit from scenic walking routes, cy…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice