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Year 5 disposal
⊞ View all 5
28/ 100
Weak
6.81% return before costs — verify the rent + comps locally.
Why it works
- Long lease (241 yrs) — no short-lease drag
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£113/mo — mildly negative — equity build may cover
- -1.4% 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
−£113/mo
You top up £113/mo
Price
£525K
No local sold comps to compare
Return · IRR
-1.4%/yr
Loses money over 5 years
Cash to get in
£197K
Deposit + fees + refurb
Return before costs on price 6.81%5-yr return on cash 3%Rent est. £2,978 (£2,714–£3,268)
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: £2,714–£3,268/mo · n=120
Financing
DepositYour cash in — the rest is the mortgage25% · £131,250
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 (£8,269–£15,435 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £393,750 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£113
after mortgage, operating costs & tax
Rent in£2,978/mo gross
£2,863/mo collected · £115/mo lost to voids
Where it goes
£2,133Mortgage£843Costs
Outgoings exceed rent — you top up £113/mo
Mortgage£2,133
Costs£843
Management£298
Maintenance£67
Insurance£40
CapEx reserve£149
Voids + council tax£11
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£113
Returns
Return before costs on price6.81%
Cash return on cash-0.69%
Gross margin£2,020
Cash needed£197,000
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
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 | £35,736 | £10,121 | £25,594 | £0 | £4 | £17 | £17 |
| Year 2 | £36,808 | £10,425 | £25,594 | £0 | £150 | £640 | £657 |
| Year 3 | £37,912 | £10,737 | £25,594 | £0 | £300 | £1,281 | £1,938 |
| Year 4 | £39,050 | £11,059 | £25,594 | £0 | £455 | £1,942 | £3,880 |
| Year 5 | £40,221 | £11,391 | £25,594 | £0 | £615 | £2,621 | £6,501 |
Disposal gain (gross)-£16,724
CGT£0
Net Disposal proceeds£565,151
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold241 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
241 yr
Extracted from listing description · verify with solicitor
Tenure & planning241 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
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 cohortSW11 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 3.4 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 · 721 sqft · London ×1.4
£26k–£51k
£ per sqft
building cost only
£36–£70
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£7,210–£12,978
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,094–£18,746
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history46d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£42/mo · £154/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 | 6.81% | -£113 | £197,000 | 3.3% | Low | Feasible |
| Housing-benefit rent | 4.09% | -£1,193 | £197,000 | -30.1% | Med | Feasible |
| Council lease | 0.00% | -£2,519 | £197,000 | -77.4% | Low | Feasible |
| Refurb & refinance | 6.81% | -£113 | £227,660 | 2.9% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 10.40% | +£42 | £197,000 | 4.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£386 | £586,285 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context295 active short-lets nearby
Short-let market context
- 295 active short-let listings in this postcode
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 let23% occupancy
£660/night ADR
Based on 40 short-let comps nearby
Rent by the room conversion upside
-£1,170/mo cash flow vs Rent it out if converted to Rent by the room
5.49% Return before costs on price converted vs 6.81% as-is
As-is Rent it out
Monthly profit+£132
Return before costs on price6.81%
Cash needed£143,148
If converted to Rent by the room
Monthly profit-£1,038
Return before costs on price5.49%
Cash needed£159,148
Δ vs Rent it out Monthly profit-£1,170
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
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£49,364–£92,481full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£3,605–£6,489
- Replumb£2,884–£5,768
- Windows£7,931–£14,420
- Paint + decor£7,210–£12,978
- Flooring£10,094–£18,746
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£35,736
Section 24 credit£0
Annual tax due£4
Post-tax Monthly profit annual-£1,357
Exit costs
Projected sale price (5y · 2%/yr growth)£579,642
Capital gain (pre-CGT)£54,642
Sale costs (~2.5%)£14,491
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£6,501
Rates as of Oct 2024
Acquisition costs
£197,000cash neededPurchase price£525,000
Deposit (25%)£131,250
Stamp duty+5% additional-property surcharge£42,500
Refurb£11,025
Legal + survey£3,350
Mortgage fees£8,875
Total cash neededdeposit + costs (loan covers the rest)£197,000
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Stylish top floor flat with an secure underground parking spot.
Description
This beautifully presented top floor flat is set within the desirable Palmitine House. Finished to a high standard throughout and with ceilings reaching to 9ft 7, the property offers contemporary living environment within close proximity to the River Thames, as well as a secure underground parking spot.
The spacious open-plan kitchen and reception area forms the heart of the home, featuring sleek f…
Floor plans
Nearby active comparables5 deals
Comparable rentals
SW11 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metaonthemarket · Savills - Battersea Park
About this listing
46 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£113
Cash needed
£197K
Return after costs
-0.69%
IRR
-1.36%
Listed 46d ago
York Road, London, SW11, London, SW11
flat · 2 bed · 1 bath · 721 sqft
£525,000
est £2,978 · 6.81% gross
Leasehold 241yr
1 / 5
28/100
Marginal
6.81% — verify the rent + comps locally.
6.81% Return before costs — around the area average for this property type.
Monthly profit −£113/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£525K
Return before costs
6.81%
est rent £2,978/monot enough comparablesRange £2,714–£3,268/mo (Q1–Q3)
Bedrooms
2
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: £2,714–£3,268/mo · n=120
Financing
DepositYour cash in — the rest is the mortgage25% · £131,250
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 (£8,269–£15,435 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £393,750 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£113
after mortgage, operating costs & tax
Rent in£2,978/mo gross
£2,863/mo collected · £115/mo lost to voids
Where it goes
£2,133Mortgage£843Costs
Outgoings exceed rent — you top up £113/mo
Mortgage£2,133
Costs£843
Management£298
Maintenance£67
Insurance£40
CapEx reserve£149
Voids + council tax£11
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£113
Returns
Return before costs on price6.81%
Cash return on cash-0.69%
Gross margin£2,020
Cash needed£197,000
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context295 active short-lets nearby
Short-let market context
- 295 active short-let listings in this postcode
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 | £35,736 | £10,121 | £25,594 | £0 | £4 | £17 | £17 |
| Year 2 | £36,808 | £10,425 | £25,594 | £0 | £150 | £640 | £657 |
| Year 3 | £37,912 | £10,737 | £25,594 | £0 | £300 | £1,281 | £1,938 |
| Year 4 | £39,050 | £11,059 | £25,594 | £0 | £455 | £1,942 | £3,880 |
| Year 5 | £40,221 | £11,391 | £25,594 | £0 | £615 | £2,621 | £6,501 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining241 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
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£5,119
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£6,501
Acquisition costs
25% deposit£131,250
Stamp duty£42,500
Refurb£11,025
Legal + survey£3,350
Mortgage + broker£8,875
Cash needed£197,000
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
Stylish top floor flat with an secure underground parking spot.
Description
This beautifully presented top floor flat is set within the desirable Palmitine House. Finished to a high standard throughout and with ceilings reaching to 9ft 7, the property offers contemporary living environment within close proximity to the River Thames, as well as a secure underground parking spot.
The spacious open-plan kitchen and reception area forms the heart of the home, featuring sleek f…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice