Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 7
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£1,063/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
−£1K/mo
You top up £1K/mo
Price
£60K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
£23K
Deposit + fees + refurb
5-yr return on cash -288%
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
Buy-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% · £15,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £45,000 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 sub-£200K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,063
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£234Mortgage£829Costs
Outgoings exceed rent — you top up £1,063/mo
Mortgage£234
Costs£829
Maintenance£67
Insurance£20
Voids + council tax£5
Service charge + ground rent£633
Ltd co. accounts£104
Tax—
Shortfall−£1,063
Returns
Return before costs on price0.00%
Cash return on cash-54.89%
Gross margin-£829
Cash needed£23,250
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 | £9,949 | £2,813 | £0 | £0 | -£12,761 | -£12,761 |
| Year 2 | £0 | £10,247 | £2,813 | £0 | £0 | -£13,059 | -£25,820 |
| Year 3 | £0 | £10,554 | £2,813 | £0 | £0 | -£13,367 | -£39,187 |
| Year 4 | £0 | £10,871 | £2,813 | £0 | £0 | -£13,683 | -£52,871 |
| Year 5 | £0 | £11,197 | £2,813 | £0 | £0 | -£14,010 | -£66,880 |
Disposal gain (gross)-£1,761
CGT£0
Net Disposal proceeds£64,589
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 cohortTN28 8UE · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Sussex · 74.5 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history201d on marketno cuts yet
Strategy matrix
Council lease wins — -£1,059/mo · £5/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 | 0.00% | -£1,063 | £23,250 | -287.7% | Low | Feasible |
| Housing-benefit rent | 0.00% | -£1,068 | £23,250 | -289.0% | Med | Feasible |
| ⭐ Council lease | 0.00% | -£1,059 | £23,250 | -286.3% | Low | Feasible |
| Refurb & refinance | 0.00% | -£1,063 | £26,790 | -249.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£824 | £66,890 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
+£1,068/mo cash flow vs Rent it out if converted to Rent by the room
48.00% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£437
Return before costs on price0.00%
Cash needed£26,898
If converted to Rent by the room
Monthly profit+£630
Return before costs on price48.00%
Cash needed£42,898
Δ vs Rent it out Monthly profit+£1,068
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
£36,000
Range: £30,600 – £41,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£20,102–£36,000full refurb + room split
⚠️ Capped at 60% of £60,000 asking (£36,000). Raw model: £64,980–£116,370. Verify with a surveyor before offering.
What's in this cost
- Kitchen£3,063–£6,125
- 2 × bathroom£4,176–£7,657
- Rewire£1,462–£2,339
- Replumb£1,169–£2,046
- Windows£3,216–£5,555
- Paint + decor£2,923–£4,970
- Flooring£4,093–£7,309
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
Tax treatment
Annual gross rent£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£12,761
Exit costs
Projected sale price (5y · 2%/yr growth)£66,245
Capital gain (pre-CGT)£6,245
Sale costs (~2.5%)£1,656
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-£66,880
Rates as of Oct 2024
Acquisition costs
£23,250cash neededPurchase price£60,000
Deposit (25%)£15,000
Stamp duty+5% additional-property surcharge£3,000
Refurb£1,350
Legal + survey£2,000
Mortgage fees£1,900
Total cash neededdeposit + costs (loan covers the rest)£23,250
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Positioned within a peaceful holiday park, this beautifully presented two-bedroom detached park home offers a superb blend of comfort and convenience, making it an ideal retreat for those seeking a tranquil escape. Purchasing here offers a generous 50-week non-residential season; the property is perfect for extended getaways or a home from home lifestyle. The heart of the home is its inviting open plan lounge, dining, and kitchen area, designed to create a sociable atmosphere…
Floor plans
Listing metarightmove · Nested
About this listing
201 days · RightmovePrice history
5-year price trend
Monthly profit
−£1,063
Cash needed
£23K
Return after costs
-54.89%
IRR
—
Listed 201d ago
2 Kestral View, Marlie Holiday Park, TN28
not specified · 2 bed · 2 bath · 527 sqft (EPC)
£60,000
EPC D
1 / 7
0/100
Marginal
No rent data — verify locally before offering.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£60K
Return before costs
—
rent unknown
Bedrooms
2
2 bath
Energy rating
D
Energy rating
Deal flags2 issues
Park home
Not mortgageable; depreciating asset
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
Run the numbers
What-if calculator
Buy-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% · £15,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £45,000 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 sub-£200K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,063
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£234Mortgage£829Costs
Outgoings exceed rent — you top up £1,063/mo
Mortgage£234
Costs£829
Maintenance£67
Insurance£20
Voids + council tax£5
Service charge + ground rent£633
Ltd co. accounts£104
Tax—
Shortfall−£1,063
Returns
Return before costs on price0.00%
Cash return on cash-54.89%
Gross margin-£829
Cash needed£23,250
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 | £9,949 | £2,813 | £0 | £0 | -£12,761 | -£12,761 |
| Year 2 | £0 | £10,247 | £2,813 | £0 | £0 | -£13,059 | -£25,820 |
| Year 3 | £0 | £10,554 | £2,813 | £0 | £0 | -£13,367 | -£39,187 |
| Year 4 | £0 | £10,871 | £2,813 | £0 | £0 | -£13,683 | -£52,871 |
| Year 5 | £0 | £11,197 | £2,813 | £0 | £0 | -£14,010 | -£66,880 |
Rent by the room upside
What we verified
3506
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
Service chargeReduces net yield£720/yr
Ground rentDoubling clauses kill mortgageability£6,875/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£563
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£66,880
Acquisition costs
25% deposit£15,000
Stamp duty£3,000
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£1,900
Cash needed£23,250
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
Positioned within a peaceful holiday park, this beautifully presented two-bedroom detached park home offers a superb blend of comfort and convenience, making it an ideal retreat for those seeking a tranquil escape. Purchasing here offers a generous 50-week non-residential season; the property is perfect for extended getaways or a home from home lifestyle. The heart of the home is its inviting open plan lounge, dining, and kitchen area, designed to create a sociable atmosphere…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice