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Year 5 disposal
⊞ View all 5
32/ 100
Weak
7.26% return before costs — verify the rent + comps locally.
Why it works
- 7.26% return before costs — above-market
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- -0.5% 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.
- 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
+£18/mo
Barely breaks even each month
Price
£495K
No local sold comps to compare
Return · IRR
-0.5%/yr
Loses money over 5 years
Cash to get in
£185K
Deposit + fees + refurb
Return before costs on price 7.26%5-yr return on cash 7%Rent est. £2,994 (£2,752–£3,257)
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: £2,752–£3,257/mo · n=116
Financing
DepositYour cash in — the rest is the mortgage25% · £123,750
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 £371,250 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
+£18
after mortgage, operating costs & tax
Rent in£2,994/mo gross
£2,879/mo collected · £115/mo lost to voids
Where it goes
£2,011Mortgage£846Costs
£18/mo left as profit · 1% of rent kept
Mortgage£2,011
Costs£846
Management£299
Maintenance£67
Insurance£40
CapEx reserve£150
Voids + council tax£11
Service charge + ground rent£175
Ltd co. accounts£104
Tax£4
Profit+£18
Returns
Return before costs on price7.26%
Cash return on cash0.12%
Gross margin£2,033
Cash needed£184,964
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
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 | £35,928 | £10,150 | £24,131 | £0 | £313 | £1,334 | £1,334 |
| Year 2 | £37,006 | £10,454 | £24,131 | £0 | £460 | £1,960 | £3,294 |
| Year 3 | £38,116 | £10,768 | £24,131 | £0 | £611 | £2,606 | £5,900 |
| Year 4 | £39,259 | £11,091 | £24,131 | £0 | £767 | £3,270 | £9,171 |
| Year 5 | £40,437 | £11,424 | £24,131 | £0 | £928 | £3,954 | £13,125 |
Disposal gain (gross)-£14,932
CGT£0
Net Disposal proceeds£532,857
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 · 3.4 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 · 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 history88d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£148/mo · £130/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 | 7.26% | +£18 | £184,964 | 7.1% | Low | Feasible |
| Housing-benefit rent | 4.34% | -£1,071 | £184,964 | -28.1% | Med | Feasible |
| Council lease | 0.00% | -£2,397 | £184,964 | -78.5% | Low | Feasible |
| Refurb & refinance | 7.26% | +£18 | £214,020 | 6.1% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 11.04% | +£148 | £184,964 | 8.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£386 | £552,095 | 7% | 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
-£1,158/mo cash flow vs Rent it out if converted to Rent by the room
5.82% Return before costs on price converted vs 7.26% as-is
As-is Rent it out
Monthly profit+£237
Return before costs on price7.26%
Cash needed£135,648
If converted to Rent by the room
Monthly profit-£921
Return before costs on price5.82%
Cash needed£151,648
Δ vs Rent it out Monthly profit-£1,158
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£35,928
Section 24 credit£0
Annual tax due£313
Post-tax Monthly profit annual-£48
Exit costs
Projected sale price (5y · 2%/yr growth)£546,520
Capital gain (pre-CGT)£51,520
Sale costs (~2.5%)£13,663
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£13,125
Rates as of Oct 2024
Acquisition costs
£184,964cash neededPurchase price£495,000
Deposit (25%)£123,750
Stamp duty+5% additional-property surcharge£39,500
Refurb£10,764
Legal + survey£2,525
Mortgage fees£8,425
Total cash neededdeposit + costs (loan covers the rest)£184,964
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
A bright and spacious two double bedroom flat of 947 sq.ft. located on the second floor of this well maintained riverside development with the benefit of underground parking and well landscaped communal gardens. The property is presented in excellent condition throughout with exceptionally well proportioned rooms and an abundance of natural light.
Price's Court is conveniently located on the banks of The Thames, close to the popular shops, bars and eateries of Battersea Squa…
Floor plans
Nearby active comparables4 deals
Comparable rentals
SW11 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metaonthemarket · John D Wood & Co - Wandsworth
About this listing
88 days · OnTheMarketPrice history
5-year price trend
Monthly profit
+£18
Cash needed
£185K
Return after costs
0.12%
IRR
-0.46%
Listed 88d ago
Prices Court, Cotton Row, London, SW11, London, SW11
flat · 2 bed · 2 bath
£495,000
est £2,994 · 7.26% gross
1 / 5
32/100
Marginal
7.26% — verify the rent + comps locally.
7.26% Return before costs — above-market
Price
£495K
Return before costs
7.26%
est rent £2,994/monot enough comparablesRange £2,752–£3,257/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: £2,752–£3,257/mo · n=116
Financing
DepositYour cash in — the rest is the mortgage25% · £123,750
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 £371,250 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
+£18
after mortgage, operating costs & tax
Rent in£2,994/mo gross
£2,879/mo collected · £115/mo lost to voids
Where it goes
£2,011Mortgage£846Costs
£18/mo left as profit · 1% of rent kept
Mortgage£2,011
Costs£846
Management£299
Maintenance£67
Insurance£40
CapEx reserve£150
Voids + council tax£11
Service charge + ground rent£175
Ltd co. accounts£104
Tax£4
Profit+£18
Returns
Return before costs on price7.26%
Cash return on cash0.12%
Gross margin£2,033
Cash needed£184,964
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
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 | £35,928 | £10,150 | £24,131 | £0 | £313 | £1,334 | £1,334 |
| Year 2 | £37,006 | £10,454 | £24,131 | £0 | £460 | £1,960 | £3,294 |
| Year 3 | £38,116 | £10,768 | £24,131 | £0 | £611 | £2,606 | £5,900 |
| Year 4 | £39,259 | £11,091 | £24,131 | £0 | £767 | £3,270 | £9,171 |
| Year 5 | £40,437 | £11,424 | £24,131 | £0 | £928 | £3,954 | £13,125 |
Rent by the room upside
What we verified
2307
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
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£4,826
Annual rental tax£50
CGT yr 5£0 · company level
5y net total£13,125
Acquisition costs
25% deposit£123,750
Stamp duty£39,500
Refurb£10,764
Legal + survey£2,525
Mortgage + broker£8,425
Cash needed£184,964
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
A bright and spacious two double bedroom flat of 947 sq.ft. located on the second floor of this well maintained riverside development with the benefit of underground parking and well landscaped communal gardens. The property is presented in excellent condition throughout with exceptionally well proportioned rooms and an abundance of natural light.
Price's Court is conveniently located on the banks of The Thames, close to the popular shops, bars and eateries of Battersea Squa…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice