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Year 5 disposal
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33/ 100
Weak
8.77% return before costs — verify the rent + comps locally.
Why it works
- 8.77% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£91/mo — mildly negative — equity build may cover
- -1.7% 5y IRR — capital outlay disproportionate to returns
- 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
−£91/mo
You top up £91/mo
Price
£150K
No local sold comps to compare
Return · IRR
-1.7%/yr
Loses money over 5 years
Cash to get in
£57K
Deposit + fees + refurb
Return before costs on price 8.77%5-yr return on cash -2%Rent est. £1,096 (£1,045–£1,149)
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: £1,045–£1,149/mo · n=117
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£91
after mortgage, operating costs & tax
Rent in£1,096/mo gross
£1,054/mo collected · £42/mo lost to voids
Where it goes
£609Mortgage£535Costs
Outgoings exceed rent — you top up £91/mo
Mortgage£609
Costs£535
Management£110
Maintenance£67
Insurance£20
CapEx reserve£55
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£91
Returns
Return before costs on price8.77%
Cash return on cash-1.91%
Gross margin£518
Cash needed£57,167
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.73
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 | £13,152 | £6,425 | £7,313 | £0 | £0 | -£586 | -£586 |
| Year 2 | £13,547 | £6,618 | £7,313 | £0 | £0 | -£384 | -£970 |
| Year 3 | £13,953 | £6,817 | £7,313 | £0 | £0 | -£176 | -£1,146 |
| Year 4 | £14,372 | £7,021 | £7,313 | £0 | £7 | £31 | -£1,115 |
| Year 5 | £14,803 | £7,232 | £7,313 | £0 | £49 | £209 | -£906 |
Disposal gain (gross)-£4,945
CGT£0
Net Disposal proceeds£161,472
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 cohortRG21 · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 21.3 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
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 history87d on marketno cuts yet
Strategy matrix
Rent it out wins — -£91/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 | 8.77% | -£91 | £57,167 | -1.6% | Low | Feasible |
| Housing-benefit rent | 6.78% | -£347 | £57,167 | -27.4% | Med | Feasible |
| Council lease | 0.00% | -£976 | £57,167 | -104.8% | Low | Feasible |
| Refurb & refinance | 8.77% | -£91 | £67,234 | -1.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £168,984 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Reading · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Reading
- LHA monthly cap:
- £848
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
+£264/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 8.77% as-is
As-is Rent it out
Monthly profit+£82
Return before costs on price8.77%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£264
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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£13,152
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,092
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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-£906
Rates as of Oct 2024
Acquisition costs
£57,167cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£6,417
Legal + survey£2,000
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£57,167
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Amazing opportunity to purchase this one bedroom first floor maisonette in a popular area of Oakridge. The accommodation comprises an entrance hall, well sized lounge/dining room, kitchen, double bedroom and a three piece family bathroom. Further benefits included gas central heating, plenty of communal parking and front garden. The property comes with only £125 ground rent and no service charges, ideal investment or first time buy.
Millard close is situated in Oakridge wh…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
RG21 · same beds + typeMedian nearby: £1,050/mo · 20 of 20 already let-£46 vs our est
- Churchill Place, Churchill Way, Basin…Let1b£1,150/moMay 2026
- Fletcher Close, Basingstoke, RG21Let1b£975/moMay 2026
- Alencon Link, Basingstoke, RG21Let1b£1,285/moMay 2026
- Winchester Street, Basingstoke, RG21Let1b£950/moMay 2026
- Alencon Link, Basingstoke RG21Let1b£1,150/moMay 2026
- Wolverton Square, 15-16 London Street…Let1b£1,050/moMay 2026
- Churchill Way, Basingstoke RG21Let1b£1,175/moMay 2026
- London Street, Basingstoke RG21Let1b£975/moMay 2026
- Normandy House, Basingstoke RG21Let1b£1,150/moMay 2026
- Vantage House, Little Victoria Street…Let1b£1,050/moMay 2026
- Alencon Link, Basingstoke RG21Let1b£1,050/moMay 2026
- Skyline Plaza, Alencon Link, Basingst…Let1b£1,100/moMay 2026
- 2nd Floor, Churchill Place, Churchill…Let1b£1,000/moMay 2026
- Ground Floor, Churchill Place, Church…Let1b£1,200/moApr 2026
- Normandy House, Basingstoke RG21Let1b£1,150/moFeb 2026
- Millard Close, Basingstoke RG21Let1b£950/moNov 2025
- Victoria Street, Basingstoke RG21Let1b£1,000/moNov 2025
- Rubens Close, Basingstoke, Hampshire…Let1b£950/moNov 2025
- Alencon Link, Basingstoke RG21Let1b£900/moJul 2025
- Feathers Yard, Basingstoke, Hampshire…Let1b£975/moNov 2025
Listing metaonthemarket · Gascoigne-Pees - Basingstoke
About this listing
87 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£91
Cash needed
£57K
Return after costs
-1.91%
IRR
-1.71%
Listed 87d ago
Millard Close, Basingstoke, Hampshire, RG21, Basingstoke, RG21
flat · 1 bed · 1 bath
£150,000
est £1,096 · 8.77% gross
1 / 5
33/100
Marginal
8.77% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.77% Return before costs — above-market
Price
£150K
Return before costs
8.77%
est rent £1,096/mo117 comps within 1.5 kmRange £1,045–£1,149/mo (Q1–Q3)
Bedrooms
1
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: £1,045–£1,149/mo · n=117
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£91
after mortgage, operating costs & tax
Rent in£1,096/mo gross
£1,054/mo collected · £42/mo lost to voids
Where it goes
£609Mortgage£535Costs
Outgoings exceed rent — you top up £91/mo
Mortgage£609
Costs£535
Management£110
Maintenance£67
Insurance£20
CapEx reserve£55
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£91
Returns
Return before costs on price8.77%
Cash return on cash-1.91%
Gross margin£518
Cash needed£57,167
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.73
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Reading · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Reading
- LHA monthly cap:
- £848
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 | £13,152 | £6,425 | £7,313 | £0 | £0 | -£586 | -£586 |
| Year 2 | £13,547 | £6,618 | £7,313 | £0 | £0 | -£384 | -£970 |
| Year 3 | £13,953 | £6,817 | £7,313 | £0 | £0 | -£176 | -£1,146 |
| Year 4 | £14,372 | £7,021 | £7,313 | £0 | £7 | £31 | -£1,115 |
| Year 5 | £14,803 | £7,232 | £7,313 | £0 | £49 | £209 | -£906 |
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£1,463
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£906
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£3,250
Cash needed£57,167
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
Amazing opportunity to purchase this one bedroom first floor maisonette in a popular area of Oakridge. The accommodation comprises an entrance hall, well sized lounge/dining room, kitchen, double bedroom and a three piece family bathroom. Further benefits included gas central heating, plenty of communal parking and front garden. The property comes with only £125 ground rent and no service charges, ideal investment or first time buy.
Millard close is situated in Oakridge wh…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice