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Year 5 disposal
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28/ 100
Weak
6.83% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£200/mo — mildly negative — equity build may cover
- -2.1% 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
−£200/mo
You top up £200/mo
Price
£325K
No local sold comps to compare
Return · IRR
-2.1%/yr
Loses money over 5 years
Cash to get in
£123K
Deposit + fees + refurb
Return before costs on price 6.83%5-yr return on cash -3%Rent est. £1,850 (£1,700–£2,013)
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: £1,700–£2,013/mo · n=36
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 £243,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£200
after mortgage, operating costs & tax
Rent in£1,850/mo gross
£1,779/mo collected · £71/mo lost to voids
Where it goes
£1,320Mortgage£658Costs
Outgoings exceed rent — you top up £200/mo
Mortgage£1,320
Costs£658
Management£185
Maintenance£67
Insurance£28
CapEx reserve£93
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£200
Returns
Return before costs on price6.83%
Cash return on cash-1.95%
Gross margin£1,121
Cash needed£122,914
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.35
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 | £22,200 | £7,898 | £15,844 | £0 | £0 | -£1,542 | -£1,542 |
| Year 2 | £22,866 | £8,135 | £15,844 | £0 | £0 | -£1,113 | -£2,654 |
| Year 3 | £23,552 | £8,379 | £15,844 | £0 | £0 | -£671 | -£3,325 |
| Year 4 | £24,259 | £8,630 | £15,844 | £0 | £0 | -£216 | -£3,541 |
| Year 5 | £24,986 | £8,889 | £15,844 | £0 | £48 | £205 | -£3,335 |
Disposal gain (gross)-£10,933
CGT£0
Net Disposal proceeds£349,856
What we verified
What we verified
41064 ok · 1 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
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 cohortGU2 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 33.8 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 · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
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 history46d on marketno cuts yet
Strategy matrix
Rent it out wins — -£200/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 | 6.83% | -£200 | £122,914 | -2.7% | Low | Feasible |
| Housing-benefit rent | 4.51% | -£787 | £122,914 | -31.9% | Med | Feasible |
| Council lease | 0.00% | -£1,694 | £122,914 | -83.8% | Low | Feasible |
| Refurb & refinance | 6.83% | -£200 | £143,470 | -2.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £365,095 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
-£280/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 6.83% as-is
As-is Rent it out
Monthly profit+£23
Return before costs on price6.83%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit-£280
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£58,230–£103,995full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
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£22,200
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,396
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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-£3,335
Rates as of Oct 2024
Acquisition costs
£122,914cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+5% additional-property surcharge£22,500
Refurb£10,764
Legal + survey£2,525
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£122,914
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
This beautifully presented two-bedroom duplex apartment is located on the Farnham Road in the heart of Guildford benefitting from a dedicated parking space, communal gardens and catchment to Guildford County School. This charming property offers a blend of modern convenience and classic character. The open plan kitchen/living space boasts high ceilings and large windows, creating an abundance of natural light throughout. The contemporary kitchen is equipped with integrated ap…
Floor plans
Listing metaonthemarket · Curchods - Guildford
About this listing
46 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£200
Cash needed
£123K
Return after costs
-1.95%
IRR
-2.10%
Listed 46d ago
Farnham Road, Guildford, GU2, Guildford, GU2
flat · 2 bed · 1 bath
£325,000
est £1,850 · 6.83% gross
1 / 5
28/100
Marginal
6.83% — verify the rent + comps locally.
6.83% Return before costs — around the area average for this property type.
Monthly profit −£200/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£325K
Return before costs
6.83%
est rent £1,850/mo36 comps within 1 kmRange £1,700–£2,013/mo (Q1–Q3)
Bedrooms
2
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: £1,700–£2,013/mo · n=36
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 £243,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£200
after mortgage, operating costs & tax
Rent in£1,850/mo gross
£1,779/mo collected · £71/mo lost to voids
Where it goes
£1,320Mortgage£658Costs
Outgoings exceed rent — you top up £200/mo
Mortgage£1,320
Costs£658
Management£185
Maintenance£67
Insurance£28
CapEx reserve£93
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£200
Returns
Return before costs on price6.83%
Cash return on cash-1.95%
Gross margin£1,121
Cash needed£122,914
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.35
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 | £22,200 | £7,898 | £15,844 | £0 | £0 | -£1,542 | -£1,542 |
| Year 2 | £22,866 | £8,135 | £15,844 | £0 | £0 | -£1,113 | -£2,654 |
| Year 3 | £23,552 | £8,379 | £15,844 | £0 | £0 | -£671 | -£3,325 |
| Year 4 | £24,259 | £8,630 | £15,844 | £0 | £0 | -£216 | -£3,541 |
| Year 5 | £24,986 | £8,889 | £15,844 | £0 | £48 | £205 | -£3,335 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 · 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£3,169
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,335
Acquisition costs
25% deposit£81,250
Stamp duty£22,500
Refurb£10,764
Legal + survey£2,525
Mortgage + broker£5,875
Cash needed£122,914
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
This beautifully presented two-bedroom duplex apartment is located on the Farnham Road in the heart of Guildford benefitting from a dedicated parking space, communal gardens and catchment to Guildford County School. This charming property offers a blend of modern convenience and classic character. The open plan kitchen/living space boasts high ceilings and large windows, creating an abundance of natural light throughout. The contemporary kitchen is equipped with integrated ap…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice