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Year 5 disposal
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0/ 100
Weak
4.93% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£495/mo — significantly negative — real recurring drain
- -4.0% 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
−£495/mo
You top up £495/mo
Price
£425K
No local sold comps to compare
Return · IRR
-4.0%/yr
Loses money over 5 years
Cash to get in
£168K
Deposit + fees + refurb
Return before costs on price 4.93%5-yr return on cash -13%Rent est. £1,745 (£1,697–£1,794)
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
Buy-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: £1,697–£1,794/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£495
after mortgage, operating costs & tax
Rent in£1,745/mo gross
£1,678/mo collected · £67/mo lost to voids
Where it goes
£1,660Mortgage£513Costs
Outgoings exceed rent — you top up £495/mo
Mortgage£1,660
Costs£513
Management£175
Maintenance£100
Insurance£40
CapEx reserve£87
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£495
Returns
Return before costs on price4.93%
Cash return on cash-3.54%
Gross margin£1,165
Cash needed£167,733
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.97
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 | £20,940 | £6,159 | £19,922 | £0 | £0 | -£5,140 | -£5,140 |
| Year 2 | £21,568 | £6,343 | £19,922 | £0 | £0 | -£4,697 | -£9,837 |
| Year 3 | £22,215 | £6,534 | £19,922 | £0 | £0 | -£4,240 | -£14,077 |
| Year 4 | £22,882 | £6,730 | £19,922 | £0 | £0 | -£3,770 | -£17,847 |
| Year 5 | £23,568 | £6,931 | £19,922 | £0 | £0 | -£3,285 | -£21,132 |
Disposal gain (gross)-£21,605
CGT£0
Net Disposal proceeds£457,503
What we verified
What we verified
50065 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
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
SchoolsNo postcode
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileFamily let
Tenant profilelikely cohort4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Cambridge · 75.3 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£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 licensingStandard rules
Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£495/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 | 4.93% | -£495 | £167,733 | -12.6% | Low | Feasible |
| Housing-benefit rent | 3.70% | -£933 | £167,733 | -27.9% | Med | Feasible |
| Council lease | 0.00% | -£1,904 | £167,733 | -68.7% | Low | Feasible |
| Refurb & refinance | 4.93% | -£495 | £196,766 | -10.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £486,891 | 5% | Med | Feasible |
| Rent by the room | 6.78% | -£796 | £167,733 | -19.5% | — | Feasible |
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
-£200/mo cash flow vs Rent it out if converted to Rent by the room
6.78% Return before costs on price converted vs 4.93% as-is
As-is Rent it out
Monthly profit-£447
Return before costs on price4.93%
Cash needed£118,148
If converted to Rent by the room
Monthly profit-£647
Return before costs on price6.78%
Cash needed£134,148
Δ vs Rent it out Monthly profit-£200
Show conversion detail
Conversion cost estimate
£26,000
Range: £20,000 – £34,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£60,990–£114,230full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£8,190–£15,210
- Flooring£12,870–£24,570
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£20,940
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,946
Exit costs
Projected sale price (5y · 2%/yr growth)£469,234
Capital gain (pre-CGT)£44,234
Sale costs (~2.5%)£11,731
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-£21,132
Rates as of Oct 2024
Acquisition costs
£167,733cash neededPurchase price£425,000
Deposit (25%)£106,250
Stamp duty+5% additional-property surcharge£32,500
Refurb£19,458
Legal + survey£2,150
Mortgage fees£7,375
Total cash neededdeposit + costs (loan covers the rest)£167,733
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY GUIDE PRICE £425,000- £450,000 Located in a sought-after area of East Ipswich, this beautifully presented four bedroom home is modern, stylish and ready to move into. Features a lounge/diner, modern kitchen, cloakroom, family bathroom, en-suite to the principal bedroom, garage, and parking.
DESCRIPTION Situated in a desirable East Ipswich location, this exceptional four double bedroom, detached home offers spacious, modern living throughout and has been tastefully…
Floor plans
Listing metaonthemarket · William H Brown - Ipswich East
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£495
Cash needed
£168K
Return after costs
-3.54%
IRR
-4.01%
Redwald Crescent, Ipswich, Ipswich
detached · 4 bed · 2 bath
£425,000
est £1,745 · 4.93% gross
1 / 19
0/100
Marginal
4.93% — verify the rent + comps locally.
4.93% Return before costs — around the area average for this property type.
Monthly profit −£495/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£425K
Return before costs
4.93%
est rent £1,745/monot enough comparablesRange £1,697–£1,794/mo (Q1–Q3)
Bedrooms
4
2 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
Buy-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: £1,697–£1,794/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£495
after mortgage, operating costs & tax
Rent in£1,745/mo gross
£1,678/mo collected · £67/mo lost to voids
Where it goes
£1,660Mortgage£513Costs
Outgoings exceed rent — you top up £495/mo
Mortgage£1,660
Costs£513
Management£175
Maintenance£100
Insurance£40
CapEx reserve£87
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£495
Returns
Return before costs on price4.93%
Cash return on cash-3.54%
Gross margin£1,165
Cash needed£167,733
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.97
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 | £20,940 | £6,159 | £19,922 | £0 | £0 | -£5,140 | -£5,140 |
| Year 2 | £21,568 | £6,343 | £19,922 | £0 | £0 | -£4,697 | -£9,837 |
| Year 3 | £22,215 | £6,534 | £19,922 | £0 | £0 | -£4,240 | -£14,077 |
| Year 4 | £22,882 | £6,730 | £19,922 | £0 | £0 | -£3,770 | -£17,847 |
| Year 5 | £23,568 | £6,931 | £19,922 | £0 | £0 | -£3,285 | -£21,132 |
Rent by the room upside
What we verified
5006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
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 · OfstedNo postcode
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,984
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£21,132
Acquisition costs
25% deposit£106,250
Stamp duty£32,500
Refurb£19,458
Legal + survey£2,150
Mortgage + broker£7,375
Cash needed£167,733
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
SUMMARY GUIDE PRICE £425,000- £450,000 Located in a sought-after area of East Ipswich, this beautifully presented four bedroom home is modern, stylish and ready to move into. Features a lounge/diner, modern kitchen, cloakroom, family bathroom, en-suite to the principal bedroom, garage, and parking.
DESCRIPTION Situated in a desirable East Ipswich location, this exceptional four double bedroom, detached home offers spacious, modern living throughout and has been tastefully…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice