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Year 5 disposal
BMV -34%
⊞ View all 4
78/ 100
Solid
Real 11.84% return before costs with manageable risks.
Why it works
- 11.84% return before costs — above-market
- Priced below market -34% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (949 yrs) — no short-lease drag
Why to be cautious
- 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
+£84/mo
Barely breaks even each month
Price vs market
Below market value
-34% vs 12 sold · interior unseen
Return · IRR
2.5%/yr
Modest annualised return
Cash left in
£2K
Stays in after refinancing at value
Price £110KCash to buy £44KReturn before costs on price 11.84%5-yr return on cash 20%Rent est. £1,085 (£999–£1,178)
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: £999–£1,178/mo · n=174
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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
+£84
after mortgage, operating costs & tax
Rent in£1,085/mo gross
£1,043/mo collected · £42/mo lost to voids
Where it goes
£447Mortgage£493Costs
£84/mo left as profit · 8% of rent kept
Mortgage£447
Costs£493
Management£109
Maintenance£67
Insurance£20
CapEx reserve£54
Voids + council tax£5
Service charge + ground rent£134
Ltd co. accounts£104
Tax£20
Profit+£84
Returns
Return before costs on price11.84%
Cash return on cash2.28%
Gross margin£550
Cash needed£44,067
Monthly profit payback43y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.33
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 | £13,020 | £5,918 | £5,363 | £0 | £331 | £1,409 | £1,409 |
| Year 2 | £13,411 | £6,095 | £5,363 | £0 | £371 | £1,582 | £2,991 |
| Year 3 | £13,813 | £6,278 | £5,363 | £0 | £413 | £1,760 | £4,751 |
| Year 4 | £14,227 | £6,466 | £5,363 | £0 | £456 | £1,943 | £6,693 |
| Year 5 | £14,654 | £6,660 | £5,363 | £0 | £500 | £2,131 | £8,825 |
Disposal gain (gross)-£5,504
CGT£0
Net Disposal proceeds£118,413
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold949 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
949 yr
Ground rent
Doubling = lender risk
£25/yr
Extracted from listing description · verify with solicitor
Tenure & planning949 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 cohortRG21 7PQ · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 21.7 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
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 history211d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£83,750 in 2012 → £110,000 asking
+31.3%in 14y
- 2012£83,750—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — +£84/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 11.84% | +£84 | £44,067 | 20.0% | Low | Feasible |
| Housing-benefit rent | 8.49% | -£197 | £44,067 | -16.0% | Med | Feasible |
| Council lease | 0.00% | -£772 | £44,067 | -107.9% | Low | Feasible |
| Refurb & refinance | 11.84% | +£84 | £52,134 | 16.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£325 | £126,484 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £778/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £778
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
+£271/mo cash flow vs Rent it out if converted to Rent by the room
26.18% Return before costs on price converted vs 11.84% as-is
As-is Rent it out
Monthly profit+£201
Return before costs on price11.84%
Cash needed£39,398
If converted to Rent by the room
Monthly profit+£472
Return before costs on price26.18%
Cash needed£55,398
Δ vs Rent it out Monthly profit+£271
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 18.2%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£13,020
Section 24 credit£0
Annual tax due£331
Post-tax Monthly profit annual£908
Exit costs
Projected sale price (5y · 2%/yr growth)£121,449
Capital gain (pre-CGT)£11,449
Sale costs (~2.5%)£3,036
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£8,825
Rates as of Oct 2024
Acquisition costs
£44,067cash neededPurchase price£110,000
Deposit (25%)£27,500
Stamp duty+5% additional-property surcharge£5,500
Refurb£6,417
Legal + survey£2,000
Mortgage fees£2,650
Total cash neededdeposit + costs (loan covers the rest)£44,067
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This first floor studio apartment has a fantastic location situated across the road from the Festival Place shopping and leisure centre and just a short walk from Basingstoke’s mainline railway station with services into London Waterloo of about 45 minutes.
The property is on the first floor and has an entrance hall with storage cupboards. The kitchen is at the front and has a cooker, washing machine and fridge with wall and base mounted kitchen cupboards.
The large bed/sit…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
RG21 · same beds + typeMedian nearby: £1,050/mo · 20 of 20 already let-£35 vs our est
- Churchill Place, Churchill Way, Basin…Let1b£1,150/moMay 2026
- Fletcher Close, Basingstoke, RG21Let1b£975/moMay 2026
- Alencon Link, Basingstoke, RG21Let1b£1,285/moMay 2026
- Winchester Street, Basingstoke, RG21Let1b£950/moMay 2026
- Alencon Link, Basingstoke RG21Let1b£1,150/moMay 2026
- Wolverton Square, 15-16 London Street…Let1b£1,050/moMay 2026
- Churchill Way, Basingstoke RG21Let1b£1,175/moMay 2026
- London Street, Basingstoke RG21Let1b£975/moMay 2026
- Normandy House, Basingstoke RG21Let1b£1,150/moMay 2026
- Vantage House, Little Victoria Street…Let1b£1,050/moMay 2026
- Alencon Link, Basingstoke RG21Let1b£1,050/moMay 2026
- Skyline Plaza, Alencon Link, Basingst…Let1b£1,100/moMay 2026
- 2nd Floor, Churchill Place, Churchill…Let1b£1,000/moMay 2026
- Ground Floor, Churchill Place, Church…Let1b£1,200/moApr 2026
- Normandy House, Basingstoke RG21Let1b£1,150/moFeb 2026
- Millard Close, Basingstoke RG21Let1b£950/moNov 2025
- Victoria Street, Basingstoke RG21Let1b£1,000/moNov 2025
- Rubens Close, Basingstoke, Hampshire…Let1b£950/moNov 2025
- Alencon Link, Basingstoke RG21Let1b£900/moJul 2025
- Feathers Yard, Basingstoke, Hampshire…Let1b£975/moNov 2025
Listing metarightmove · Winkworth
About this listing
211 days · RightmovePrice history
5-year price trend
Monthly profit
+£84
Cash needed
£44K
Return after costs
2.28%
IRR
2.47%
Listed 211d ago
14A, THE DANES, BASINGSTOKE, RG21 7PQ
flat · 1 bed · 1 bath
£110,000
est £1,085 · 11.84% gross
Leasehold 949yr
Priced below market
1 / 4
78/100
Solid
Real 11.84% — fundamentals work.
Priced below market -34% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.84% Return before costs — above-market
Price
£110K
34% below sold comps
Return before costs
11.84%
est rent £1,085/mo174 comps within 500 mRange £999–£1,178/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: £999–£1,178/mo · n=174
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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
+£84
after mortgage, operating costs & tax
Rent in£1,085/mo gross
£1,043/mo collected · £42/mo lost to voids
Where it goes
£447Mortgage£493Costs
£84/mo left as profit · 8% of rent kept
Mortgage£447
Costs£493
Management£109
Maintenance£67
Insurance£20
CapEx reserve£54
Voids + council tax£5
Service charge + ground rent£134
Ltd co. accounts£104
Tax£20
Profit+£84
Returns
Return before costs on price11.84%
Cash return on cash2.28%
Gross margin£550
Cash needed£44,067
Monthly profit payback43y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.33
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £778/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £778
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 | £13,020 | £5,918 | £5,363 | £0 | £331 | £1,409 | £1,409 |
| Year 2 | £13,411 | £6,095 | £5,363 | £0 | £371 | £1,582 | £2,991 |
| Year 3 | £13,813 | £6,278 | £5,363 | £0 | £413 | £1,760 | £4,751 |
| Year 4 | £14,227 | £6,466 | £5,363 | £0 | £456 | £1,943 | £6,693 |
| Year 5 | £14,654 | £6,660 | £5,363 | £0 | £500 | £2,131 | £8,825 |
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 remaining949 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£1,583.2/yr
Ground rentDoubling clauses kill mortgageability£25/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 18.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,073
Annual rental tax£235
CGT yr 5£0 · company level
5y net total£8,825
Acquisition costs
25% deposit£27,500
Stamp duty£5,500
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£2,650
Cash needed£44,067
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
This first floor studio apartment has a fantastic location situated across the road from the Festival Place shopping and leisure centre and just a short walk from Basingstoke’s mainline railway station with services into London Waterloo of about 45 minutes.
The property is on the first floor and has an entrance hall with storage cupboards. The kitchen is at the front and has a cooker, washing machine and fridge with wall and base mounted kitchen cupboards.
The large bed/sit…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice