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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 −£10,000/mo — heavily negative — needs monthly capital injection
- -17.3% 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
−£10K/mo
You top up £10K/mo
Price
£2.40M
No local sold comps to compare
Return · IRR
-17.3%/yr
Loses money over 5 years
Cash to get in
£982K
Deposit + fees + refurb
5-yr return on cash -61%
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% · £600,000
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £1,800,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£10,000
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£9,750Mortgage
Outgoings exceed rent — you top up £10,001/mo
Mortgage£9,750
Costs£251
Maintenance£100
Insurance£40
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£10,001
Returns
Return before costs on price0.00%
Cash return on cash-12.22%
Gross margin-£250
Cash needed£981,908
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 | £3,006 | £117,000 | £0 | £0 | -£120,006 | -£120,006 |
| Year 2 | £0 | £3,096 | £117,000 | £0 | £0 | -£120,096 | -£240,102 |
| Year 3 | £0 | £3,189 | £117,000 | £0 | £0 | -£120,189 | -£360,291 |
| Year 4 | £0 | £3,285 | £117,000 | £0 | £0 | -£120,285 | -£480,576 |
| Year 5 | £0 | £3,383 | £117,000 | £0 | £0 | -£120,383 | -£600,959 |
Disposal gain (gross)-£161,359
CGT£0
Net Disposal proceeds£2,583,549
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
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 profileFamily let
Tenant profilelikely cohortGL52 3QB · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Oxford · 57.1 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 4-bath · 1170 sqft
£38k–£75k
£ per sqft
building cost only
£33–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 4 × bathroom · Full strip + retile£13,300–£26,600
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history211d on market4 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£540,000 in 2021 → £2,400,000 asking
+344.4%in 5y
- 2021£540,000-43.2% in 5y
- 2016£950,000+194.1% in 5y
- 2011£323,000+2.5% in 2y
- 2009£315,000+10.5% in 14y
- 1995£285,000—
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 — -£8,748/mo · £155/mo ahead of Housing-benefit rent
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£10,000 | £981,908 | -61.2% | Low | Feasible |
| Housing-benefit rent | 0.73% | -£8,903 | £981,908 | -53.3% | Med | Feasible |
| ⭐ Council lease | 0.73% | -£8,748 | £981,908 | -53.1% | Low | Feasible |
| Refurb & refinance | 0.00% | -£10,000 | £1,109,691 | -54.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £2,752,691 | 5% | Med | Feasible |
| Rent by the room | 1.27% | -£9,089 | £981,908 | -53.9% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Cheltenham · cap £1,466/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £1,466
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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
+£1,216/mo cash flow vs Rent it out if converted to Rent by the room
1.20% Return before costs on price converted vs 0.00% as-is
🔓 +4 bedrooms potential
medium confidence4 → 8 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 9 habitable rooms (4 beds + 5 reception(s)) in 462 m²; convert 4 spare room(s) to bedrooms, keeping one reception as the lounge → up to 8 lettable rooms (4 double, 0 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Tewkesbury adopted standard (6.51/10.22 m²; Landlord's Guide to Amenities and Facilities for HMOs (October 2023); fees from Consolidated fee list 2026/27); FULL REFURB (split 4 large room(s) into 10.22 m²+ doubles) → up to 12 rooms (ceiling, subject to windows/layout/planning); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); large HMO (7+ residents) is sui generis — planning permission required; mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 8 bed HMO+4 doubles
8-bed
HMO licence7+ = planning required
Sized to Tewkesbury's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
As-is Rent it out
Monthly profit-£9,578
Return before costs on price0.00%
Cash needed£611,898
If converted to Rent by the room
Monthly profit-£8,362
Return before costs on price1.20%
Cash needed£627,898
Δ vs Rent it out Monthly profit+£1,216
Show conversion detail
Conversion cost estimate
£26,400
Range: £19,200 – £36,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£86,040–£162,580full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 4 × bathroom£25,800–£47,300
- Rewire£5,200–£10,400
- Replumb£3,900–£9,100
- Windows£13,000–£24,700
- Paint + decor£11,700–£20,800
- Flooring£16,900–£31,200
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedPittville SchoolSecondary · Foundation school · GL52 3JD
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-£120,006
Exit costs
Projected sale price (5y · 2%/yr growth)£2,649,794
Capital gain (pre-CGT)£249,794
Sale costs (~2.5%)£66,245
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-£600,959
Rates as of Oct 2024
Acquisition costs
£981,908cash neededPurchase price£2,400,000
Deposit (25%)£600,000
Stamp duty+5% additional-property surcharge£321,750
Refurb£19,458
Legal + survey£3,700
Mortgage fees£37,000
Total cash neededdeposit + costs (loan covers the rest)£981,908
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A detached home of absolute distinction and size significantly renovated and extended to create one of the best and most bespoke homes within The Cotswolds enjoying exceptional and unrivalled views.
Berryhead occupies arguably the best position of any house on the hill, elevated above its grounds with a private gate on to Cleeve Common and only a mile from Prestbury’s charming centre. Originally built in early 1900’s, it has been imaginatively transformed by the current owne…
Floor plans
Listing metarightmove · Kingsley Evans
About this listing
211 days · RightmovePrice history
5-year price trend
Monthly profit
−£10,000
Cash needed
£982K
Return after costs
-12.22%
IRR
-17.34%
Listed 211d ago
Cleeve Hill, Cheltenham, Gloucestershire, GL52
detached · 4 bed · 4 bath
£2,400,000
1 / 23
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£10,000/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£2.4M
Return before costs
—
rent unknown
Bedrooms
4
4 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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £600,000
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £1,800,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£10,000
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£9,750Mortgage
Outgoings exceed rent — you top up £10,001/mo
Mortgage£9,750
Costs£251
Maintenance£100
Insurance£40
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£10,001
Returns
Return before costs on price0.00%
Cash return on cash-12.22%
Gross margin-£250
Cash needed£981,908
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 Cheltenham · cap £1,466/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £1,466
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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 | £0 | £3,006 | £117,000 | £0 | £0 | -£120,006 | -£120,006 |
| Year 2 | £0 | £3,096 | £117,000 | £0 | £0 | -£120,096 | -£240,102 |
| Year 3 | £0 | £3,189 | £117,000 | £0 | £0 | -£120,189 | -£360,291 |
| Year 4 | £0 | £3,285 | £117,000 | £0 | £0 | -£120,285 | -£480,576 |
| Year 5 | £0 | £3,383 | £117,000 | £0 | £0 | -£120,383 | -£600,959 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
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
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£23,400
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£600,959
Acquisition costs
25% deposit£600,000
Stamp duty£321,750
Refurb£19,458
Legal + survey£3,700
Mortgage + broker£37,000
Cash needed£981,908
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 detached home of absolute distinction and size significantly renovated and extended to create one of the best and most bespoke homes within The Cotswolds enjoying exceptional and unrivalled views.
Berryhead occupies arguably the best position of any house on the hill, elevated above its grounds with a private gate on to Cleeve Common and only a mile from Prestbury’s charming centre. Originally built in early 1900’s, it has been imaginatively transformed by the current owne…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice