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Year 5 disposal
⊞ View all 5
79/ 100
Solid
Real 7.86% return before costs with manageable risks.
Why it works
- 7.86% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- 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
+£75/mo
Barely breaks even each month
Price
£400K
No local sold comps to compare
Return · IRR
0.3%/yr
Modest annualised return
Cash to get in
£150K
Deposit + fees + refurb
Return before costs on price 7.86%5-yr return on cash 10%Rent est. £2,621 (£2,404–£2,858)
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: £2,404–£2,858/mo · n=57
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £300,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£75
after mortgage, operating costs & tax
Rent in£2,621/mo gross
£2,520/mo collected · £101/mo lost to voids
Where it goes
£1,625Mortgage£803Costs
£75/mo left as profit · 3% of rent kept
Mortgage£1,625
Costs£803
Management£262
Maintenance£67
Insurance£40
CapEx reserve£131
Voids + council tax£5
Service charge + ground rent£194
Ltd co. accounts£104
Tax£18
Profit+£75
Returns
Return before costs on price7.86%
Cash return on cash0.59%
Gross margin£1,717
Cash needed£150,289
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.55
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 | £31,452 | £9,638 | £19,500 | £0 | £440 | £1,874 | £1,874 |
| Year 2 | £32,396 | £9,927 | £19,500 | £0 | £564 | £2,404 | £4,278 |
| Year 3 | £33,367 | £10,225 | £19,500 | £0 | £692 | £2,950 | £7,228 |
| Year 4 | £34,368 | £10,532 | £19,500 | £0 | £824 | £3,512 | £10,740 |
| Year 5 | £35,400 | £10,848 | £19,500 | £0 | £960 | £4,092 | £14,832 |
Disposal gain (gross)-£12,697
CGT£0
Net Disposal proceeds£430,592
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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
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 cohortSW11 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 3.9 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 · 945 sqft · London ×1.4
£36k–£69k
£ per sqft
building cost only
£38–£73
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£9,450–£17,010
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,230–£24,570
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 history7d on marketno cuts yet
Strategy matrix
Rent it out wins — +£75/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 7.86% | +£75 | £150,289 | 9.9% | Low | Feasible |
| Housing-benefit rent | 5.90% | -£559 | £150,289 | -13.3% | Med | Feasible |
| Council lease | 0.00% | -£2,030 | £150,289 | -82.1% | Low | Feasible |
| Refurb & refinance | 7.86% | +£75 | £174,595 | 8.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£405 | £447,595 | 6% | 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
-£843/mo cash flow vs Rent it out if converted to Rent by the room
7.20% Return before costs on price converted vs 7.86% as-is
As-is Rent it out
Monthly profit+£293
Return before costs on price7.86%
Cash needed£111,898
If converted to Rent by the room
Monthly profit-£550
Return before costs on price7.20%
Cash needed£127,898
Δ vs Rent it out Monthly profit-£843
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
£56,000
Range: £47,600 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£66,420–£123,825full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£4,725–£8,505
- Replumb£3,780–£7,560
- Windows£10,395–£18,900
- Paint + decor£9,450–£17,010
- Flooring£13,230–£24,570
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£31,452
Section 24 credit£0
Annual tax due£440
Post-tax Monthly profit annual£664
Exit costs
Projected sale price (5y · 2%/yr growth)£441,632
Capital gain (pre-CGT)£41,632
Sale costs (~2.5%)£11,041
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£14,832
Rates as of Oct 2024
Acquisition costs
£150,289cash neededPurchase price£400,000
Deposit (25%)£100,000
Stamp duty+5% additional-property surcharge£30,000
Refurb£10,764
Legal + survey£2,525
Mortgage fees£7,000
Total cash neededdeposit + costs (loan covers the rest)£150,289
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
GUIDE PRICE £400-450K
Check out the VIDEO TOUR
When calling please Quote Ref JB0670
Looking for one of the best priced modern 2 bed, 2 bath apartments just a stones' throw from Clapham Junction station? Look no further....
Why buy this flat?
The main living area is a bright, open-plan space, perfect for entertaining. It's somewhere you can easily spend your day, whether you're cooking, relaxing, or catching up with friends. Sunlight fills the room for a positive feeling…
Floor plans
Nearby active comparables4 deals
Comparable rentals
SW11 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metaonthemarket · eXp UK - London
About this listing
7 days · OnTheMarketPrice history
5-year price trend
Monthly profit
+£75
Cash needed
£150K
Return after costs
0.59%
IRR
0.26%
Listed 7d ago
Plough Road, London SW11, London, SW11
flat · 2 bed · 2 bath
£400,000
est £2,621 · 7.86% gross
1 / 5
79/100
Solid
Real 7.86% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.86% Return before costs — above-market
Price
£400K
Return before costs
7.86%
est rent £2,621/monot enough comparablesRange £2,404–£2,858/mo (Q1–Q3)
Bedrooms
2
2 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: £2,404–£2,858/mo · n=57
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £300,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£75
after mortgage, operating costs & tax
Rent in£2,621/mo gross
£2,520/mo collected · £101/mo lost to voids
Where it goes
£1,625Mortgage£803Costs
£75/mo left as profit · 3% of rent kept
Mortgage£1,625
Costs£803
Management£262
Maintenance£67
Insurance£40
CapEx reserve£131
Voids + council tax£5
Service charge + ground rent£194
Ltd co. accounts£104
Tax£18
Profit+£75
Returns
Return before costs on price7.86%
Cash return on cash0.59%
Gross margin£1,717
Cash needed£150,289
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.55
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 | £31,452 | £9,638 | £19,500 | £0 | £440 | £1,874 | £1,874 |
| Year 2 | £32,396 | £9,927 | £19,500 | £0 | £564 | £2,404 | £4,278 |
| Year 3 | £33,367 | £10,225 | £19,500 | £0 | £692 | £2,950 | £7,228 |
| Year 4 | £34,368 | £10,532 | £19,500 | £0 | £824 | £3,512 | £10,740 |
| Year 5 | £35,400 | £10,848 | £19,500 | £0 | £960 | £4,092 | £14,832 |
Rent by the room upside
What we verified
3307
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▾
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£2,030/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£3,900
Annual rental tax£210
CGT yr 5£0 · company level
5y net total£14,832
Acquisition costs
25% deposit£100,000
Stamp duty£30,000
Refurb£10,764
Legal + survey£2,525
Mortgage + broker£7,000
Cash needed£150,289
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
GUIDE PRICE £400-450K
Check out the VIDEO TOUR
When calling please Quote Ref JB0670
Looking for one of the best priced modern 2 bed, 2 bath apartments just a stones' throw from Clapham Junction station? Look no further....
Why buy this flat?
The main living area is a bright, open-plan space, perfect for entertaining. It's somewhere you can easily spend your day, whether you're cooking, relaxing, or catching up with friends. Sunlight fills the room for a positive feeling…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice