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Year 5 disposal
BMV -52%
⊞ View all 14
7/ 100
Weak
3.65% return before costs — verify the rent + comps locally.
Why it works
- Priced below market -52% vs 12 nearby sold (last 12 mo) — instant equity
- EPC B — MEES compliant
Why to be cautious
- 3.65% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£822/mo — heavily negative — needs monthly capital injection
- -7.7% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£822/mo
You top up £822/mo
Price vs market
Below market value
-52% vs 12 sold · interior unseen
Return · IRR
-7.7%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £365KCash to buy £139KReturn before costs on price 3.65%5-yr return on cash -32%Rent est. £1,110 (£952–£1,294)
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: £952–£1,294/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £91,250
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 (£9,377–£17,504 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £273,750 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£822
after mortgage, operating costs & tax
Rent in£1,110/mo gross
£1,067/mo collected · £43/mo lost to voids
Where it goes
£1,483Mortgage£407Costs
Outgoings exceed rent — you top up £822/mo
Mortgage£1,483
Costs£407
Management£111
Maintenance£100
Insurance£28
CapEx reserve£56
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£822
Returns
Return before costs on price3.65%
Cash return on cash-7.10%
Gross margin£661
Cash needed£138,878
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.72
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 | £13,320 | £4,880 | £17,794 | £0 | £0 | -£9,354 | -£9,354 |
| Year 2 | £13,720 | £5,026 | £17,794 | £0 | £0 | -£9,101 | -£18,454 |
| Year 3 | £14,131 | £5,177 | £17,794 | £0 | £0 | -£8,840 | -£27,294 |
| Year 4 | £14,555 | £5,333 | £17,794 | £0 | £0 | -£8,571 | -£35,865 |
| Year 5 | £14,992 | £5,492 | £17,794 | £0 | £0 | -£8,294 | -£44,160 |
Disposal gain (gross)-£13,238
CGT£0
Net Disposal proceeds£392,915
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortPL28 8NG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Exeter · 105.5 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 · 1-bath · 840 sqft
£22k–£44k
£ per sqft
building cost only
£27–£52
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,880–£10,920
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,240–£17,640
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history196d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£258,000 in 2015 → £365,000 asking
+41.5%in 11y
- 2015£258,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£1,591/mo · £2,414/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 | 3.65% | -£822 | £138,878 | -31.8% | Low | Feasible |
| Housing-benefit rent | 2.00% | -£1,274 | £138,878 | -52.3% | Med | Feasible |
| Council lease | 2.00% | -£1,138 | £138,878 | -48.3% | Low | Feasible |
| Refurb & refinance | 3.65% | -£822 | £162,129 | -27.2% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 20.77% | +£1,591 | £138,878 | 76.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£232 | £411,154 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context365 active short-lets nearby
Short-let market context
- 365 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA North Cornwall & Devon Borders · cap £607/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North Cornwall & Devon Borders
- LHA monthly cap:
- £607
- Scheme type:
- PSL
- Premium:
- +0% 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
Local lettings demandby strategyLive area data
Short-stay let25% occupancy
£830/night ADR
Based on 9 short-let comps nearby
Rent by the room conversion upside
+£315/mo cash flow vs Rent it out if converted to Rent by the room
7.89% Return before costs on price converted vs 3.65% as-is
As-is Rent it out
Monthly profit-£728
Return before costs on price3.65%
Cash needed£103,148
If converted to Rent by the room
Monthly profit-£413
Return before costs on price7.89%
Cash needed£119,148
Δ vs Rent it out Monthly profit+£315
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£43,740–£82,330full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,360–£5,880
- Replumb£2,520–£5,040
- Windows£8,400–£15,120
- Paint + decor£5,880–£10,920
- Flooring£9,240–£17,640
Comparables
sold within 0.5 miWide · CV 62.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodPadstow SchoolPrimary · Academy converter · PL28 8EX
- Not ratedSt Merryn SchoolPrimary · Academy converter · PL28 8NP
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£13,320
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£9,866
Exit costs
Projected sale price (5y · 2%/yr growth)£402,989
Capital gain (pre-CGT)£37,989
Sale costs (~2.5%)£10,075
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-£44,160
Rates as of Oct 2024
Acquisition costs
£138,878cash neededPurchase price£365,000
Deposit (25%)£91,250
Stamp duty+5% additional-property surcharge£26,500
Refurb£12,503
Legal + survey£2,150
Mortgage fees£6,475
Total cash neededdeposit + costs (loan covers the rest)£138,878
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Perfectly positioned close to the heart of St Merryn, Airton is a uniquely conceived and strikingly modern detached home, designed with a sleek, low-maintenance finish.
Offering a rare blend of contemporary style and practicality, this exceptional property is ideal as a permanent residence, a lock-up-and-leave holiday retreat, or a high-quality investment.
With the village’s shops, pubs, and restaurants just a short stroll away, and some of North Cornwall’s most celebrated…
Floor plans
Listing metarightmove · Jackie Stanley
About this listing
196 days · RightmovePrice history
5-year price trend
Monthly profit
−£822
Cash needed
£139K
Return after costs
-7.10%
IRR
-7.74%
Listed 196d ago
Airton, St Merryn, PL28
detached · 2 bed · 1 bath · 840 sqft
£365,000
est £1,110 · 3.65% gross
EPC B
Priced below market
1 / 14
7/100
Marginal
3.65% — verify the rent + comps locally.
Priced below market -52% vs 12 nearby sold (last 12 mo)
Price
£365K
52% below sold comps
Return before costs
3.65%
est rent £1,110/monot enough comparablesRange £952–£1,294/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
B
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: £952–£1,294/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £91,250
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 (£9,377–£17,504 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £273,750 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£822
after mortgage, operating costs & tax
Rent in£1,110/mo gross
£1,067/mo collected · £43/mo lost to voids
Where it goes
£1,483Mortgage£407Costs
Outgoings exceed rent — you top up £822/mo
Mortgage£1,483
Costs£407
Management£111
Maintenance£100
Insurance£28
CapEx reserve£56
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£822
Returns
Return before costs on price3.65%
Cash return on cash-7.10%
Gross margin£661
Cash needed£138,878
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.72
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context365 active short-lets nearby
Short-let market context
- 365 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA North Cornwall & Devon Borders · cap £607/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North Cornwall & Devon Borders
- LHA monthly cap:
- £607
- Scheme type:
- PSL
- Premium:
- +0% 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 | £13,320 | £4,880 | £17,794 | £0 | £0 | -£9,354 | -£9,354 |
| Year 2 | £13,720 | £5,026 | £17,794 | £0 | £0 | -£9,101 | -£18,454 |
| Year 3 | £14,131 | £5,177 | £17,794 | £0 | £0 | -£8,840 | -£27,294 |
| Year 4 | £14,555 | £5,333 | £17,794 | £0 | £0 | -£8,571 | -£35,865 |
| Year 5 | £14,992 | £5,492 | £17,794 | £0 | £0 | -£8,294 | -£44,160 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
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 62.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,559
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£44,160
Acquisition costs
25% deposit£91,250
Stamp duty£26,500
Refurb£12,503
Legal + survey£2,150
Mortgage + broker£6,475
Cash needed£138,878
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
Perfectly positioned close to the heart of St Merryn, Airton is a uniquely conceived and strikingly modern detached home, designed with a sleek, low-maintenance finish.
Offering a rare blend of contemporary style and practicality, this exceptional property is ideal as a permanent residence, a lock-up-and-leave holiday retreat, or a high-quality investment.
With the village’s shops, pubs, and restaurants just a short stroll away, and some of North Cornwall’s most celebrated…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice