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Year 5 disposal
⊞ View all 5
0/ 100
Weak
5.82% Rent by the room return before costs — verify the rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£808/mo — heavily negative — needs monthly capital injection
- -5.6% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£808/mo
You top up £808/mo
Price
£550K
No local sold comps to compare
Return · IRR
-5.6%/yr
Loses money over 5 years
Cash to get in
£210K
Deposit + fees + refurb
Return before costs on price · Rent by the room 5.82%5-yr return on cash -19%Rent est. £1,904 (£1,805–£2,008)
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: £1,805–£2,008/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £137,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £412,500 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£808
after mortgage, operating costs & tax
Rent in£1,904/mo gross
£1,831/mo collected · £73/mo lost to voids
Where it goes
£2,148Mortgage£490Costs
Outgoings exceed rent — you top up £808/mo
Mortgage£2,148
Costs£490
Management£190
Maintenance£50
Insurance£40
CapEx reserve£95
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£808
Returns
Return before costs on price4.15%
Cash return on cash-4.62%
Gross margin£1,340
Cash needed£209,761
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.82
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 | £22,848 | £5,884 | £25,781 | £0 | £0 | -£8,817 | -£8,817 |
| Year 2 | £23,533 | £6,060 | £25,781 | £0 | £0 | -£8,308 | -£17,125 |
| Year 3 | £24,239 | £6,242 | £25,781 | £0 | £0 | -£7,784 | -£24,909 |
| Year 4 | £24,967 | £6,429 | £25,781 | £0 | £0 | -£7,244 | -£32,153 |
| Year 5 | £25,716 | £6,622 | £25,781 | £0 | £0 | -£6,688 | -£38,840 |
Disposal gain (gross)-£20,948
CGT£0
Net Disposal proceeds£592,063
What we verified
What we verified
60056 ok · 0 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohort3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Imperial College · 27.5 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
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 history51d on marketno cuts yet
Strategy matrix
Rent it out wins — -£808/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 | 4.15% | -£808 | £209,761 | -18.5% | Low | Feasible |
| Housing-benefit rent | 1.48% | -£1,853 | £209,761 | -50.9% | Med | Feasible |
| Council lease | 0.00% | -£2,343 | £209,761 | -67.4% | Low | Feasible |
| Refurb & refinance | 4.15% | -£808 | £243,305 | -16.0% | Med | Feasible |
| Short-stay let / Airbnb | 3.05% | -£1,504 | £209,761 | -41.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £619,055 | 6% | Med | Feasible |
| Rent by the room | 5.82% | -£1,970 | £235,761 | -44.3% | — | Feasible |
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 let57% occupancy
£81/night ADR
Based on 9 short-let comps nearby
Rent by the room conversion upside
-£330/mo cash flow vs Rent it out if converted to Rent by the room
5.24% Return before costs on price converted vs 4.15% as-is
Room mix (3 lettable rooms)
3× Double @ £889/mo
≈ £2,668/mo gross room income
As-is Rent it out
Monthly profit-£806
Return before costs on price4.15%
Cash needed£149,398
If converted to Rent by the room
Monthly profit-£1,136
Return before costs on price5.24%
Cash needed£165,398
Δ vs Rent it out Monthly profit-£330
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£54,690–£102,530full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 249 HMO comps within 6.6 km
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£22,848
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£9,696
Exit costs
Projected sale price (5y · 2%/yr growth)£607,244
Capital gain (pre-CGT)£57,244
Sale costs (~2.5%)£15,181
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-£38,840
Rates as of Oct 2024
Acquisition costs
£209,761cash neededPurchase price£550,000
Deposit (25%)£137,500
Stamp duty+5% additional-property surcharge£45,000
Refurb£15,111
Legal + survey£2,900
Mortgage fees£9,250
Total cash neededdeposit + costs (loan covers the rest)£209,761
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Beautifully presented throughout, this three-bedroom home offers a bright, contemporary take on family living within Redhill’s popular Watercolour development. At its heart is a stylish kitchen with sleek integrated appliances, quartz worktops and a central island, creating a natural place to cook, gather and entertain. The living spaces flow effortlessly, while the landscaped rear garden has been designed as a wonderfully private setting for summer dining and relaxed evening…
Floor plans
Listing metaonthemarket · Ralph James - Redhill
About this listing
51 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£808
Cash needed
£210K
Return after costs
-4.62%
IRR
-5.57%
Listed 51d ago
Mockford Mews, Redhill, Redhill
terraced · 3 bed · 2 bath
£550,000
est £1,904 · 4.15% gross
EPC C
1 / 5
0/100
Marginal
5.82% — verify the rent + comps locally.
4.15% Return before costs — around the area average for this property type.
Monthly profit −£808/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£550K
Return before costs (best)
5.82%
Rent by the room
Bedrooms
3
2 bath
Energy rating
C
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: £1,805–£2,008/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £137,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £412,500 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£808
after mortgage, operating costs & tax
Rent in£1,904/mo gross
£1,831/mo collected · £73/mo lost to voids
Where it goes
£2,148Mortgage£490Costs
Outgoings exceed rent — you top up £808/mo
Mortgage£2,148
Costs£490
Management£190
Maintenance£50
Insurance£40
CapEx reserve£95
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£808
Returns
Return before costs on price4.15%
Cash return on cash-4.62%
Gross margin£1,340
Cash needed£209,761
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.82
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £22,848 | £5,884 | £25,781 | £0 | £0 | -£8,817 | -£8,817 |
| Year 2 | £23,533 | £6,060 | £25,781 | £0 | £0 | -£8,308 | -£17,125 |
| Year 3 | £24,239 | £6,242 | £25,781 | £0 | £0 | -£7,784 | -£24,909 |
| Year 4 | £24,967 | £6,429 | £25,781 | £0 | £0 | -£7,244 | -£32,153 |
| Year 5 | £25,716 | £6,622 | £25,781 | £0 | £0 | -£6,688 | -£38,840 |
Rent by the room upside
What we verified
6005
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▾
EPCEnergy efficiency ratingC
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£5,156
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£38,840
Acquisition costs
25% deposit£137,500
Stamp duty£45,000
Refurb£15,111
Legal + survey£2,900
Mortgage + broker£9,250
Cash needed£209,761
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
Beautifully presented throughout, this three-bedroom home offers a bright, contemporary take on family living within Redhill’s popular Watercolour development. At its heart is a stylish kitchen with sleek integrated appliances, quartz worktops and a central island, creating a natural place to cook, gather and entertain. The living spaces flow effortlessly, while the landscaped rear garden has been designed as a wonderfully private setting for summer dining and relaxed evening…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice