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Year 5 disposal
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84/ 100
Strong
Strong investment fundamentals.
Why it works
- 11.02% return before costs — above-market
- 15.2% Rent by the room return before costs (net 6.44% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Leasehold 85yr — verify at solicitor
- 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
+£76/mo
Barely breaks even each month
Price vs market
Above comparable sales
+5% vs 12 sold
Return · IRR
1.8%/yr
Modest annualised return
Cash to get in
£66K
Deposit + fees + refurb
Price £150KReturn before costs on price · Rent by the room 15.22%5-yr return on cash 14%Rent est. £1,378 (£1,378–£1,378)
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: £1,378–£1,378/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
+£76
after mortgage, operating costs & tax
Rent in£1,378/mo gross
£1,325/mo collected · £53/mo lost to voids
Where it goes
£609Mortgage£622Costs
£76/mo left as profit · 6% of rent kept
Mortgage£609
Costs£622
Management£138
Maintenance£67
Insurance£20
CapEx reserve£69
Voids + council tax£6
Service charge + ground rent£219
Ltd co. accounts£104
Tax£18
Profit+£76
Returns
Return before costs on price11.02%
Cash return on cash1.38%
Gross margin£703
Cash needed£65,861
Monthly profit payback72y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.17
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 | £16,536 | £7,468 | £7,313 | £0 | £333 | £1,422 | £1,422 |
| Year 2 | £17,032 | £7,692 | £7,313 | £0 | £385 | £1,642 | £3,064 |
| Year 3 | £17,543 | £7,923 | £7,313 | £0 | £438 | £1,869 | £4,934 |
| Year 4 | £18,069 | £8,161 | £7,313 | £0 | £493 | £2,103 | £7,036 |
| Year 5 | £18,611 | £8,406 | £7,313 | £0 | £550 | £2,343 | £9,380 |
Disposal gain (gross)-£13,639
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
32073 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
Leasehold85 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
85 yr
Ground rent
Doubling = lender risk
£10/yr
Service charge
Annual running cost
£2,622/yr
Lease shortening — 85 years remaining
Still mortgageable today, but plan to extend before it dips below 80. Marriage-value premium kicks in below 80 years.
Service charge ~1.75% of price
£2,622/year on a £150,000 property eats ~10–15% of typical gross yield. Build into the BTL model.
Extracted from listing description · verify with solicitor
Tenure & planning85 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable71% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 40m (below threshold)
- local council HMO approval rate 71% (187 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 40 m vs 10% policy
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
EWS1& cladding statusDirect mention
OKInfoVerifyCritical
Severity
EWS1 mentioned in listing
OK
Lender impact
EWS1 form mentioned in listing — confirm the rating (A1/A2 = ok, B1/B2 = remediation required).
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 cohortSO14 3DD · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Southampton · 3.8 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
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
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
Price & sale history202d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£120,000 in 2014 → £150,000 asking
+25.0%in 12y
- 2014£120,000+24.4% in 5y
- 2009£96,500—
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 — +£235/mo · £159/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 | 11.02% | +£76 | £65,861 | 14.2% | Low | Feasible |
| Housing-benefit rent | 8.58% | -£223 | £65,861 | -10.2% | Med | Feasible |
| ⭐ Council lease | 11.02% | +£235 | £65,861 | 25.5% | Low | Feasible |
| Refurb & refinance | 11.02% | +£76 | £79,405 | 11.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£410 | £181,155 | -0% | Med | Feasible |
| Rent by the room | 15.22% | -£1,074 | £91,861 | -61.8% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Southampton · cap £1,072/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southampton
- LHA monthly cap:
- £1,072
- Scheme type:
- PSL
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
+£79/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 11.02% as-is
Room mix (3 lettable rooms)
1× Double @ £655/mo1× Single @ £523/mo1× En-suite @ £724/mo
≈ £1,903/mo gross room income
As-is Rent it out
Monthly profit+£267
Return before costs on price11.02%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£79
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 71% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 40m (below threshold)
- local council HMO approval rate 71% (187 decisions)
≈0.0% within 40 m vs 10% policy
£47,883–£90,000full refurb + room split
⚠️ Capped at 60% of £150,000 asking (£90,000). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,445–£16,890
- 1 × bathroom£5,571–£10,214
- Rewire£3,871–£6,773
- Replumb£2,903–£5,806
- Windows£9,676–£17,417
- Paint + decor£6,773–£12,579
- Flooring£10,644–£20,320
Based on 3274 HMO comps within 195 m
Comparables
sold within 0.5 miWide · CV 37.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Southampton City-wide HMO Article 4
≈0.0% within 40 m vs 10% policy
Tax treatment
Annual gross rent£16,536
Section 24 credit£0
Annual tax due£333
Post-tax Monthly profit annual£786
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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£9,380
Rates as of Oct 2024
Acquisition costs
£65,861cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£15,111
Legal + survey£2,000
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£65,861
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
GUIDE PRICE - £150,000 - £160,000
Marco Harris bring to market this upgraded and unique three-bedroom second floor flat, situated Southampton City, this location offers an array of benefits including quick access out of the city by car and public transport. Conveniently located for someone looking to capitalise on such a wonderful location, with Ocean Village Marina, The famous Oxford Street and Southampton High Street all within walking distance of this property.
The curre…
Floor plans
Nearby active comparables15 rentals · 5 deals
Comparable rentals
SO14 · same beds + typeMedian nearby: £1,550/mo · 15 of 15 already let+£172 vs our est
- Ocean Way, Southampton, SO14Let3b£2,700/moMay 2026
- Cranbury Avenue,SouthamptonLet3b£1,350/moMay 2026
- The Hawkins Tower, Admirals Quay, Oce…Let3b£2,950/moMay 2026
- The CorranadesLet3b£1,550/moMay 2026
- The CarronadesLet3b£1,550/moMay 2026
- Bellevue Terrace, Southampton, SO14Let3b£1,575/moMay 2026
- Oxford Street, Southampton, Hampshire…Let3b£1,350/moDec 2025
- Alma Road, SouthamptonLet3b£1,500/moDec 2025
- Denzil Avenue, Southampton, Hampshire…Let3b£1,100/moMay 2026
- New Road, Southampton SO14Let3b£1,550/moMay 2026
- Oxford Street, Southampton, Hampshire…Let3b£1,350/moDec 2025
- Charter House, Canute Road, Southampt…Let3b£2,500/moJun 2025
- 128 Bevois Valley Road, Portswood, So…Let3b£1,250/moJun 2025
- York Close, Southampton SO14Let3b£1,200/moJun 2025
- High Street, Southampton SO14Let3b£1,850/moJun 2025
Other deals nearby
SO14 · ±25% priceListing metarightmove · Marco Harris
About this listing
202 days · RightmovePrice history
5-year price trend
Monthly profit
+£76
Cash needed
£66K
Return after costs
1.38%
IRR
1.77%
Listed 202d ago
ALL SAINTS HOUSE FLAT 19, ORCHARD LANE, SOUTHAMPTON, SO14 3DD
✓ Verified address
flat · 3 bed · 1 bath
£150,000
est £1,378 · 11.02% gross
Leasehold 85yr
1 / 12
84/100
Strong
Real 15.22% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.02% Return before costs — above-market
15.2% Rent by the room Return before costs — conversion play
Lease 85 yrs — extend before exit
Price
£150K
5% above sold comps
Return before costs (best)
15.22%
Rent by the room
Bedrooms
3
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: £1,378–£1,378/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
+£76
after mortgage, operating costs & tax
Rent in£1,378/mo gross
£1,325/mo collected · £53/mo lost to voids
Where it goes
£609Mortgage£622Costs
£76/mo left as profit · 6% of rent kept
Mortgage£609
Costs£622
Management£138
Maintenance£67
Insurance£20
CapEx reserve£69
Voids + council tax£6
Service charge + ground rent£219
Ltd co. accounts£104
Tax£18
Profit+£76
Returns
Return before costs on price11.02%
Cash return on cash1.38%
Gross margin£703
Cash needed£65,861
Monthly profit payback72y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.17
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Southampton · cap £1,072/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southampton
- LHA monthly cap:
- £1,072
- Scheme type:
- PSL
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £16,536 | £7,468 | £7,313 | £0 | £333 | £1,422 | £1,422 |
| Year 2 | £17,032 | £7,692 | £7,313 | £0 | £385 | £1,642 | £3,064 |
| Year 3 | £17,543 | £7,923 | £7,313 | £0 | £438 | £1,869 | £4,934 |
| Year 4 | £18,069 | £8,161 | £7,313 | £0 | £493 | £2,103 | £7,036 |
| Year 5 | £18,611 | £8,406 | £7,313 | £0 | £550 | £2,343 | £9,380 |
Rent by the room upside
What we verified
6107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining85 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£2,621.76/yr
Ground rentDoubling clauses kill mortgageability£10/yr
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 miWide · CV 37.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,463
Annual rental tax£213
CGT yr 5£0 · company level
5y net total£9,380
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£15,111
Legal + survey£2,000
Mortgage + broker£3,250
Cash needed£65,861
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
GUIDE PRICE - £150,000 - £160,000
Marco Harris bring to market this upgraded and unique three-bedroom second floor flat, situated Southampton City, this location offers an array of benefits including quick access out of the city by car and public transport. Conveniently located for someone looking to capitalise on such a wonderful location, with Ocean Village Marina, The famous Oxford Street and Southampton High Street all within walking distance of this property.
The curre…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice