Skip to main contenthow this is calculated →
Year 5 disposal
BMV -62%
⊞ View all 13
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Priced below market -62% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£922/mo — heavily negative — needs monthly capital injection
- 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
−£922/mo
You top up £922/mo
Price vs market
Below market value
-62% vs 12 sold · interior unseen
Return · IRR
—
Not modelled
Cash left in
£0
Fully recycled — pull all your cash back out
Price £135KCash to buy £56K5-yr return on cash -100%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 £101,250 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
-£922
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£548Mortgage£373Costs
Outgoings exceed rent — you top up £922/mo
Mortgage£548
Costs£373
Maintenance£67
Insurance£20
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£922
Returns
Return before costs on price0.00%
Cash return on cash-19.58%
Gross margin-£373
Cash needed£56,489
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £4,477 | £6,581 | £0 | £0 | -£11,058 | -£11,058 |
| Year 2 | £0 | £4,611 | £6,581 | £0 | £0 | -£11,193 | -£22,251 |
| Year 3 | £0 | £4,750 | £6,581 | £0 | £0 | -£11,331 | -£33,582 |
| Year 4 | £0 | £4,892 | £6,581 | £0 | £0 | -£11,473 | -£45,055 |
| Year 5 | £0 | £5,039 | £6,581 | £0 | £0 | -£11,620 | -£56,675 |
Disposal gain (gross)-£9,389
CGT£0
Net Disposal proceeds£145,325
What we verified
What we verified
24052 ok · 4 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
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 cohortTA3 6JL · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Exeter · 50.7 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 history219d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£108,459 in 2016 → £135,000 asking
+24.5%in 10y
- 2016£108,459+35.6% in 6y
- 2010£80,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Housing-benefit rent wins — -£384/mo · £531/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 | 0.00% | -£922 | £56,489 | -100.3% | Low | Feasible |
| ⭐ Housing-benefit rent | 6.43% | -£384 | £56,489 | -33.4% | Med | Feasible |
| Council lease | 0.00% | -£915 | £56,489 | -99.5% | Low | Feasible |
| Refurb & refinance | 0.00% | -£922 | £67,545 | -83.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £159,020 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Taunton & West Somerset · cap £723/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Taunton & West Somerset
- LHA monthly cap:
- £723
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
+£1,123/mo cash flow vs Rent it out if converted to Rent by the room
21.33% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£730
Return before costs on price0.00%
Cash needed£45,648
If converted to Rent by the room
Monthly profit+£393
Return before costs on price21.33%
Cash needed£61,648
Δ vs Rent it out Monthly profit+£1,123
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
£52,800
Range: £45,600 – £62,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£42,442–£81,000full refurb + room split
⚠️ Capped at 60% of £135,000 asking (£81,000). Raw model: £51,090–£97,505. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,925–£15,850
- 1 × bathroom£5,358–£9,823
- Rewire£2,991–£5,981
- Replumb£2,243–£5,234
- Windows£7,477–£14,205
- Paint + decor£6,729–£11,962
- Flooring£9,720–£17,944
Comparables
sold within 0.5 miWide · CV 33.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Requires improvementHatch Beauchamp Church of England Primary SchoolPrimary · Academy sponsor led · TA3 6SQ
- Requires improvementStoke St Gregory Church of England Primary SchoolPrimary · Academy sponsor led · TA3 6EG
- Not ratedCurry Mallet Church of England Primary SchoolPrimary · Voluntary controlled school · TA3 6TA
- Not ratedNorth Curry CofE Primary SchoolPrimary · Academy converter · TA3 6NQ
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£11,058
Exit costs
Projected sale price (5y · 2%/yr growth)£149,051
Capital gain (pre-CGT)£14,051
Sale costs (~2.5%)£3,726
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-£56,675
Rates as of Oct 2024
Acquisition costs
£56,489cash neededPurchase price£135,000
Deposit (25%)£33,750
Stamp duty+5% additional-property surcharge£6,950
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,025
Total cash neededdeposit + costs (loan covers the rest)£56,489
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A well presented two bedroom shared ownership home situated in the very popular village of North Curry.
23 Overlands is a well presented two-bedroom semi-detached property situated in the popular village of North Curry. The property in brief comprises of entrance hall with stairs rising to the first floor. The sitting/dining room is a great size and leads through to the kitchen which has matching wall and base units with a number of integral appliances. On the first floor ar…
Floor plans
Nearby active comparables5 deals
Comparable rentals
TA3 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Greenslade Taylor Hunt
About this listing
219 days · RightmovePrice history
5-year price trend
Monthly profit
−£922
Cash needed
£56K
Return after costs
-19.58%
IRR
—
Listed 219d ago
23, OVERLANDS, NORTH CURRY, TAUNTON, TA3 6JL
✓ Verified address
semi-detached · 2 bed · 1 bath · 646 sqft (EPC)
£135,000
EPC D
Priced below market
1 / 13
0/100
Marginal
No rent data — verify locally before offering.
Priced below market -62% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£135K
62% below sold comps
Return before costs
—
rent unknown
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags2 issues
Shared ownership
Restricted resale; staircasing required
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 £101,250 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
-£922
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£548Mortgage£373Costs
Outgoings exceed rent — you top up £922/mo
Mortgage£548
Costs£373
Maintenance£67
Insurance£20
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£922
Returns
Return before costs on price0.00%
Cash return on cash-19.58%
Gross margin-£373
Cash needed£56,489
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Taunton & West Somerset · cap £723/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Taunton & West Somerset
- LHA monthly cap:
- £723
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 | £0 | £4,477 | £6,581 | £0 | £0 | -£11,058 | -£11,058 |
| Year 2 | £0 | £4,611 | £6,581 | £0 | £0 | -£11,193 | -£22,251 |
| Year 3 | £0 | £4,750 | £6,581 | £0 | £0 | -£11,331 | -£33,582 |
| Year 4 | £0 | £4,892 | £6,581 | £0 | £0 | -£11,473 | -£45,055 |
| Year 5 | £0 | £5,039 | £6,581 | £0 | £0 | -£11,620 | -£56,675 |
Rent by the room upside
What we verified
2406
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▾
EPC~£3,000–£7,000 to upgrade to CD
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 33.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,316
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£56,675
Acquisition costs
25% deposit£33,750
Stamp duty£6,950
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,025
Cash needed£56,489
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 well presented two bedroom shared ownership home situated in the very popular village of North Curry.
23 Overlands is a well presented two-bedroom semi-detached property situated in the popular village of North Curry. The property in brief comprises of entrance hall with stairs rising to the first floor. The sitting/dining room is a great size and leads through to the kitchen which has matching wall and base units with a number of integral appliances. On the first floor ar…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice