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Year 5 disposal
⊞ View all 5
9/ 100
Weak
8.00% return before costs — verify the rent + comps locally.
Why it works
- 8.00% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£336/mo — significantly negative — real recurring drain
- -7.2% 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
−£336/mo
You top up £336/mo
Price
£150K
No local sold comps to compare
Return · IRR
-7.2%/yr
Loses money over 5 years
Cash to get in
£57K
Deposit + fees + refurb
Return before costs on price 8.00%5-yr return on cash -29%Rent est. £1,000 (£889–£1,125)
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: £889–£1,125/mo · n=114
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
-£336
after mortgage, operating costs & tax
Rent in£1,000/mo gross
£962/mo collected · £38/mo lost to voids
Where it goes
£609Mortgage£688Costs
Outgoings exceed rent — you top up £336/mo
Mortgage£609
Costs£688
Management£100
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£5
Service charge + ground rent£342
Ltd co. accounts£104
Tax—
Shortfall−£336
Returns
Return before costs on price8.00%
Cash return on cash-7.05%
Gross margin£273
Cash needed£57,167
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
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 | £12,000 | £8,257 | £7,313 | £0 | £0 | -£3,569 | -£3,569 |
| Year 2 | £12,360 | £8,504 | £7,313 | £0 | £0 | -£3,457 | -£7,026 |
| Year 3 | £12,731 | £8,759 | £7,313 | £0 | £0 | -£3,341 | -£10,367 |
| Year 4 | £13,113 | £9,022 | £7,313 | £0 | £0 | -£3,222 | -£13,589 |
| Year 5 | £13,506 | £9,293 | £7,313 | £0 | £0 | -£3,099 | -£16,688 |
Disposal gain (gross)-£4,945
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Leaseholdmaterial factsListing extract
Service charge
Annual running cost
£3,804/yr
Service charge ~2.54% of price
£3,804/year on a £150,000 property eats ~10–15% of typical gross yield. Build into the BTL model.
Extracted from listing description · verify with solicitor
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
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 cohortGL50 · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
UWE Bristol · 54 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 history58d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£93/mo · £429/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 | 8.00% | -£336 | £57,167 | -29.2% | Low | Feasible |
| Housing-benefit rent | 4.39% | -£739 | £57,167 | -73.7% | Med | Feasible |
| Council lease | 0.00% | -£1,143 | £57,167 | -123.4% | Low | Feasible |
| Refurb & refinance | 8.00% | -£336 | £67,234 | -24.8% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 17.38% | +£93 | £57,167 | 13.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£533 | £168,984 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 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 let60% occupancy
£118/night ADR
Based on 6 short-let comps nearby
Rent by the room conversion upside
+£327/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 8.00% as-is
As-is Rent it out
Monthly profit+£18
Return before costs on price8.00%
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+£327
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£12,000
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,031
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-£16,688
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
Situated just moments from the vibrant bars, boutiques, and restaurants of Montpellier, this superb one-bedroom apartment is set on the first floor of an impressive Grade II* listed building. Offering approximately 566 sq. ft of well-proportioned accommodation, the property also benefits from unallocated parking. The apartment features an elegant sitting/dining room, enhanced by two striking floor-to-ceiling sash windows that flood the space with natural light. The contempor…
Floor plans
Nearby active comparables1 rental
Comparable rentals
GL50 · same beds + typeMedian nearby: £1,200/mo · 1 of 1 already let+£200 vs our est
- Wellington Mews, Cheltenham, GL50Let1b£1,200/moMay 2026
Other deals nearby
GL50 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Hamptons - Cheltenham
About this listing
58 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£336
Cash needed
£57K
Return after costs
-7.05%
IRR
-7.17%
Listed 58d ago
42 Lansdown Crescent, Cheltenham, GL50, Cheltenham, GL50
flat · 1 bed · 1 bath
£150,000
est £1,000 · 8.00% gross
Leasehold 999yrListed building
1 / 5
9/100
Marginal
8.00% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.00% Return before costs — above-market
Price
£150K
Return before costs
8.00%
est rent £1,000/mo114 comps within 1.5 kmRange £889–£1,125/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: £889–£1,125/mo · n=114
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
-£336
after mortgage, operating costs & tax
Rent in£1,000/mo gross
£962/mo collected · £38/mo lost to voids
Where it goes
£609Mortgage£688Costs
Outgoings exceed rent — you top up £336/mo
Mortgage£609
Costs£688
Management£100
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£5
Service charge + ground rent£342
Ltd co. accounts£104
Tax—
Shortfall−£336
Returns
Return before costs on price8.00%
Cash return on cash-7.05%
Gross margin£273
Cash needed£57,167
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 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 | £12,000 | £8,257 | £7,313 | £0 | £0 | -£3,569 | -£3,569 |
| Year 2 | £12,360 | £8,504 | £7,313 | £0 | £0 | -£3,457 | -£7,026 |
| Year 3 | £12,731 | £8,759 | £7,313 | £0 | £0 | -£3,341 | -£10,367 |
| Year 4 | £13,113 | £9,022 | £7,313 | £0 | £0 | -£3,222 | -£13,589 |
| Year 5 | £13,506 | £9,293 | £7,313 | £0 | £0 | -£3,099 | -£16,688 |
Rent by the room upside
What we verified
3316
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remainingFreehold
HeritageListed building / conservation areaListed
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£3,804.28/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£1,463
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£16,688
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
Situated just moments from the vibrant bars, boutiques, and restaurants of Montpellier, this superb one-bedroom apartment is set on the first floor of an impressive Grade II* listed building. Offering approximately 566 sq. ft of well-proportioned accommodation, the property also benefits from unallocated parking. The apartment features an elegant sitting/dining room, enhanced by two striking floor-to-ceiling sash windows that flood the space with natural light. The contempor…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice