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Year 5 disposal
⊞ View all 5
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£609/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
−£609/mo
You top up £609/mo
Price
£59K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
£32K
Deposit + fees + refurb
5-yr return on cash -118%
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% · £14,625
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £43,875 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
-£609
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£238Mortgage£371Costs
Outgoings exceed rent — you top up £609/mo
Mortgage£238
Costs£371
Maintenance£67
Insurance£20
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£609
Returns
Return before costs on price0.00%
Cash return on cash-22.69%
Gross margin-£371
Cash needed£32,192
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 | £4,453 | £2,852 | £0 | £0 | -£7,304 | -£7,304 |
| Year 2 | £0 | £4,586 | £2,852 | £0 | £0 | -£7,438 | -£14,742 |
| Year 3 | £0 | £4,724 | £2,852 | £0 | £0 | -£7,576 | -£22,318 |
| Year 4 | £0 | £4,865 | £2,852 | £0 | £0 | -£7,717 | -£30,035 |
| Year 5 | £0 | £5,011 | £2,852 | £0 | £0 | -£7,863 | -£37,898 |
Disposal gain (gross)-£11,215
CGT£0
Net Disposal proceeds£62,974
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
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
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 cohortMK7 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Oxford Brookes · 47.2 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£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 history64d on marketno cuts yet
Strategy matrix
Council lease wins — -£604/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% | -£609 | £32,192 | -117.7% | Low | Feasible |
| Housing-benefit rent | 0.00% | -£614 | £32,192 | -118.7% | Med | Feasible |
| ⭐ Council lease | 0.00% | -£604 | £32,192 | -116.8% | Low | Feasible |
| Refurb & refinance | 0.00% | -£609 | £39,423 | -96.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £78,495 | -12% | 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
+£1,067/mo cash flow vs Rent it out if converted to Rent by the room
49.23% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£431
Return before costs on price0.00%
Cash needed£26,523
If converted to Rent by the room
Monthly profit+£635
Return before costs on price49.23%
Cash needed£42,523
Δ vs Rent it out Monthly profit+£1,067
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
£35,100
Range: £29,835 – £40,365
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 34% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 31% (49 decisions)
≈0.0% within 50 m vs 35% policy
£18,642–£35,100full refurb + room split
⚠️ Capped at 60% of £58,500 asking (£35,100). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£3,773–£7,546
- 1 × bathroom£2,489–£4,563
- Rewire£1,415–£2,476
- Replumb£1,061–£2,122
- Windows£3,537–£6,367
- Paint + decor£2,476–£4,598
- Flooring£3,891–£7,428
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
Article 4 Direction relating to Houses in Multiple Occupation (HIMO) - Immediate direction
≈0.0% within 50 m vs 35% policy
Tax treatment
Annual gross rent£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,304
Exit costs
Projected sale price (5y · 2%/yr growth)£64,589
Capital gain (pre-CGT)£6,089
Sale costs (~2.5%)£1,615
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-£37,898
Rates as of Oct 2024
Acquisition costs
£32,192cash neededPurchase price£58,500
Deposit (25%)£14,625
Stamp duty+5% additional-property surcharge£2,925
Refurb£10,764
Legal + survey£2,000
Mortgage fees£1,878
Total cash neededdeposit + costs (loan covers the rest)£32,192
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Property Ref: 16061
We are pleased to present an exceptional Apartment located at Plantain Court, Milton Keynes, MK7. This wonderful residence boasts 2 bedrooms, 1 bathroom, and 1 living room, offering ample space for comfortable living. Additionally, it features a fully-fitted kitchen, ideal for culinary enthusiasts, along with the convenience and allocated parking.
Positioned in a prime location, this property offers easy access to a range of local amenities and public tr…
Floor plans
Listing metaonthemarket · 99home - Wallington
About this listing
64 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£609
Cash needed
£32K
Return after costs
-22.69%
IRR
—
Listed 64d ago
Plantain Court, Milton Keynes, MK7, Milton Keynes, MK7
flat · 2 bed · 1 bath
£58,500
EPC C
1 / 5
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£609/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£59K
Return before costs
—
rent unknown
Bedrooms
2
1 bath
Energy rating
C
Energy rating
Deal flags1 issue
Shared ownership
Restricted resale; staircasing required
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% · £14,625
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £43,875 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
-£609
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£238Mortgage£371Costs
Outgoings exceed rent — you top up £609/mo
Mortgage£238
Costs£371
Maintenance£67
Insurance£20
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£609
Returns
Return before costs on price0.00%
Cash return on cash-22.69%
Gross margin-£371
Cash needed£32,192
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 | £4,453 | £2,852 | £0 | £0 | -£7,304 | -£7,304 |
| Year 2 | £0 | £4,586 | £2,852 | £0 | £0 | -£7,438 | -£14,742 |
| Year 3 | £0 | £4,724 | £2,852 | £0 | £0 | -£7,576 | -£22,318 |
| Year 4 | £0 | £4,865 | £2,852 | £0 | £0 | -£7,717 | -£30,035 |
| Year 5 | £0 | £5,011 | £2,852 | £0 | £0 | -£7,863 | -£37,898 |
Rent by the room upside
What we verified
3306
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▾
EPCEnergy efficiency ratingC
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£570
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£37,898
Acquisition costs
25% deposit£14,625
Stamp duty£2,925
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£1,878
Cash needed£32,192
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 copyOnTheMarket
Property Ref: 16061
We are pleased to present an exceptional Apartment located at Plantain Court, Milton Keynes, MK7. This wonderful residence boasts 2 bedrooms, 1 bathroom, and 1 living room, offering ample space for comfortable living. Additionally, it features a fully-fitted kitchen, ideal for culinary enthusiasts, along with the convenience and allocated parking.
Positioned in a prime location, this property offers easy access to a range of local amenities and public tr…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice