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Year 5 disposal
BMV -28%
⊞ View all 12
29/ 100
Weak
7.06% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.06% return before costs — above-market
- Priced below market -28% vs 12 nearby sold (last 12 mo) — instant equity
- Long lease (109 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£235/mo — significantly negative — real recurring drain
- -3.8% 5y IRR — capital outlay disproportionate to returns
- 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
−£235/mo
You top up £235/mo
Price vs market
Below market value
-28% vs 12 sold · interior unseen
Return · IRR
-3.8%/yr
Loses money over 5 years
Cash left in
£17K
Stays in after refinancing at value
Price £185KCash to buy £71KReturn before costs on price 7.06%5-yr return on cash -13%Rent est. £1,089 (£997–£1,189)
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: £997–£1,189/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
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 (£6,685–£12,478 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £138,750 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
-£235
after mortgage, operating costs & tax
Rent in£1,089/mo gross
£1,047/mo collected · £42/mo lost to voids
Where it goes
£752Mortgage£530Costs
Outgoings exceed rent — you top up £235/mo
Mortgage£752
Costs£530
Management£109
Maintenance£67
Insurance£20
CapEx reserve£54
Voids + council tax£5
Service charge + ground rent£171
Ltd co. accounts£104
Tax—
Shortfall−£235
Returns
Return before costs on price7.06%
Cash return on cash-3.95%
Gross margin£517
Cash needed£71,388
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.39
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 | £13,068 | £6,365 | £9,019 | £0 | £0 | -£2,315 | -£2,315 |
| Year 2 | £13,460 | £6,556 | £9,019 | £0 | £0 | -£2,114 | -£4,430 |
| Year 3 | £13,864 | £6,752 | £9,019 | £0 | £0 | -£1,907 | -£6,337 |
| Year 4 | £14,280 | £6,955 | £9,019 | £0 | £0 | -£1,694 | -£8,031 |
| Year 5 | £14,708 | £7,164 | £9,019 | £0 | £0 | -£1,474 | -£9,505 |
Disposal gain (gross)-£7,214
CGT£0
Net Disposal proceeds£199,149
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold109 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
109 yr
Extracted from listing description · verify with solicitor
Tenure & planning109 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
OK
Floor
EWS1 typically required above 18m
Floor 2
Lender impact
2nd floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortRG30 3ES · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 3.9 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 · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 history219d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£167,500 in 2014 → £185,000 asking
+10.4%in 12y
- 2014£167,500—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£1,922/mo · £2,110/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.06% | -£235 | £71,388 | -13.3% | Low | Feasible |
| Housing-benefit rent | 5.50% | -£485 | £71,388 | -33.5% | Med | Feasible |
| Council lease | 7.06% | -£188 | £71,388 | -12.9% | Low | Feasible |
| Refurb & refinance | 7.06% | -£235 | £84,203 | -11.3% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 38.30% | +£1,922 | £71,388 | 174.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£362 | £209,928 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Reading · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Reading
- LHA monthly cap:
- £848
- 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
Local lettings demandby strategyLive area data
Short-stay let85% occupancy
£230/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£277/mo cash flow vs Rent it out if converted to Rent by the room
15.57% Return before costs on price converted vs 7.06% as-is
As-is Rent it out
Monthly profit-£42
Return before costs on price7.06%
Cash needed£58,148
If converted to Rent by the room
Monthly profit+£235
Return before costs on price15.57%
Cash needed£74,148
Δ vs Rent it out Monthly profit+£277
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 17.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBurghfield St Mary's C.E. Primary SchoolPrimary · Voluntary controlled school · RG30 3TX
- GoodManor Primary SchoolPrimary · Community school · RG30 3LJ
- GoodSouthcote Primary SchoolPrimary · Community school · RG30 3EJ
- Not ratedThe Holy Brook SchoolNot applicable · Community special school · RG30 3LJ
- Not ratedBlessed Hugh Faringdon Catholic SchoolSecondary · Voluntary aided school · RG30 3EP
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£13,068
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,818
Exit costs
Projected sale price (5y · 2%/yr growth)£204,255
Capital gain (pre-CGT)£19,255
Sale costs (~2.5%)£5,106
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-£9,505
Rates as of Oct 2024
Acquisition costs
£71,388cash neededPurchase price£185,000
Deposit (25%)£46,250
Stamp duty+5% additional-property surcharge£10,450
Refurb£8,913
Legal + survey£2,000
Mortgage fees£3,775
Total cash neededdeposit + costs (loan covers the rest)£71,388
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
VP - NO ONWARD CHAIN & 360 VIRTUAL TOUR. Presented to the market is this 2nd floor apartment with allocated parking and communal gardens.
The apartment is conveniently located just off the A4 Bath Road, with easy access to Reading West train station (Paddington, Reading Mainline, Newbury, Basingstoke, Theale) numerous regular Bus services, Prospect Park and 'The Holybrook' with open countryside, plus local shops, supermarkets, gyms and pubs are all also within 10 minutes wal…
Floor plans
Listing metarightmove · Village Properties
About this listing
219 days · RightmovePrice history
5-year price trend
Monthly profit
−£235
Cash needed
£71K
Return after costs
-3.95%
IRR
-3.85%
Listed 219d ago
PRIORY POINT, 36 FLAT 31, SOUTHCOTE LANE, READING, RG30 3ES
flat · 1 bed · 1 bath
£185,000
est £1,089 · 7.06% gross
Leasehold 109yr
Priced below market
1 / 12
29/100
Marginal
7.06% — verify the rent + comps locally.
Priced below market -28% vs 12 nearby sold (last 12 mo)
7.06% Return before costs — above-market
Price
£185K
28% below sold comps
Return before costs
7.06%
est rent £1,089/mo52 comps within 1 kmRange £997–£1,189/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: £997–£1,189/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
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 (£6,685–£12,478 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £138,750 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
-£235
after mortgage, operating costs & tax
Rent in£1,089/mo gross
£1,047/mo collected · £42/mo lost to voids
Where it goes
£752Mortgage£530Costs
Outgoings exceed rent — you top up £235/mo
Mortgage£752
Costs£530
Management£109
Maintenance£67
Insurance£20
CapEx reserve£54
Voids + council tax£5
Service charge + ground rent£171
Ltd co. accounts£104
Tax—
Shortfall−£235
Returns
Return before costs on price7.06%
Cash return on cash-3.95%
Gross margin£517
Cash needed£71,388
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.39
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Reading · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Reading
- LHA monthly cap:
- £848
- 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 | £13,068 | £6,365 | £9,019 | £0 | £0 | -£2,315 | -£2,315 |
| Year 2 | £13,460 | £6,556 | £9,019 | £0 | £0 | -£2,114 | -£4,430 |
| Year 3 | £13,864 | £6,752 | £9,019 | £0 | £0 | -£1,907 | -£6,337 |
| Year 4 | £14,280 | £6,955 | £9,019 | £0 | £0 | -£1,694 | -£8,031 |
| Year 5 | £14,708 | £7,164 | £9,019 | £0 | £0 | -£1,474 | -£9,505 |
Rent by the room upside
What we verified
5207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining109 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£1,865/yr
Ground rentDoubling clauses kill mortgageability£195.5/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 17.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,804
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£9,505
Acquisition costs
25% deposit£46,250
Stamp duty£10,450
Refurb£8,913
Legal + survey£2,000
Mortgage + broker£3,775
Cash needed£71,388
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
VP - NO ONWARD CHAIN & 360 VIRTUAL TOUR. Presented to the market is this 2nd floor apartment with allocated parking and communal gardens.
The apartment is conveniently located just off the A4 Bath Road, with easy access to Reading West train station (Paddington, Reading Mainline, Newbury, Basingstoke, Theale) numerous regular Bus services, Prospect Park and 'The Holybrook' with open countryside, plus local shops, supermarkets, gyms and pubs are all also within 10 minutes wal…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice