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Year 5 disposal
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0/ 100
Weak
4.83% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£643/mo — heavily negative — needs monthly capital injection
- -5.1% 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
−£643/mo
You top up £643/mo
Price
£475K
No local sold comps to compare
Return · IRR
-5.1%/yr
Loses money over 5 years
Cash to get in
£178K
Deposit + fees + refurb
Return before costs on price 4.83%5-yr return on cash -17%Rent est. £1,911 (£1,701–£2,147)
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: £1,701–£2,147/mo · n=44
Financing
DepositYour cash in — the rest is the mortgage25% · £118,750
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £356,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£643
after mortgage, operating costs & tax
Rent in£1,911/mo gross
£1,838/mo collected · £74/mo lost to voids
Where it goes
£1,855Mortgage£625Costs
Outgoings exceed rent — you top up £643/mo
Mortgage£1,855
Costs£625
Management£191
Maintenance£67
Insurance£40
CapEx reserve£96
Voids + council tax£7
Service charge + ground rent£120
Ltd co. accounts£104
Tax—
Shortfall−£643
Returns
Return before costs on price4.83%
Cash return on cash-4.34%
Gross margin£1,212
Cash needed£177,664
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.95
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 | £22,932 | £7,501 | £22,266 | £0 | £0 | -£6,835 | -£6,835 |
| Year 2 | £23,620 | £7,726 | £22,266 | £0 | £0 | -£6,372 | -£13,207 |
| Year 3 | £24,329 | £7,958 | £22,266 | £0 | £0 | -£5,895 | -£19,102 |
| Year 4 | £25,058 | £8,197 | £22,266 | £0 | £0 | -£5,404 | -£24,506 |
| Year 5 | £25,810 | £8,443 | £22,266 | £0 | £0 | -£4,898 | -£29,404 |
Disposal gain (gross)-£14,462
CGT£0
Net Disposal proceeds£511,327
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
£1,140/yr
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
SchoolsNo postcode
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohort2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 13.9 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 history38d on marketno cuts yet
Strategy matrix
Rent it out wins — -£643/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 | 4.83% | -£643 | £177,664 | -16.6% | Low | Feasible |
| Housing-benefit rent | 4.10% | -£980 | £177,664 | -26.8% | Med | Feasible |
| Council lease | 0.00% | -£2,187 | £177,664 | -74.5% | Low | Feasible |
| Refurb & refinance | 4.83% | -£643 | £205,720 | -14.3% | Med | Feasible |
| Short-stay let / Airbnb | 3.71% | -£1,305 | £177,664 | -42.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£331 | £530,095 | 7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 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 let25% occupancy
£196/night ADR
Based on 4 short-let comps nearby
Rent by the room conversion upside
-£335/mo cash flow vs Rent it out if converted to Rent by the room
6.06% Return before costs on price converted vs 4.83% as-is
As-is Rent it out
Monthly profit-£508
Return before costs on price4.83%
Cash needed£130,648
If converted to Rent by the room
Monthly profit-£843
Return before costs on price6.06%
Cash needed£146,648
Δ vs Rent it out Monthly profit-£335
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
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£22,932
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,717
Exit costs
Projected sale price (5y · 2%/yr growth)£524,438
Capital gain (pre-CGT)£49,438
Sale costs (~2.5%)£13,111
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-£29,404
Rates as of Oct 2024
Acquisition costs
£177,664cash neededPurchase price£475,000
Deposit (25%)£118,750
Stamp duty+5% additional-property surcharge£37,500
Refurb£10,764
Legal + survey£2,525
Mortgage fees£8,125
Total cash neededdeposit + costs (loan covers the rest)£177,664
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Situated in a quiet cul-de-sac, this split-level maisonette provides well proportioned living spaces overlooking attractive riverside gardens exclusive to the residents.
Well-presented, providing a spacious living/dining room with doors leading out to a west-facing balcony and a modern kitchen with some integrated appliances and plenty of storage. Upstairs are two double bedrooms and a bathroom. Further benefits include a garage, secure residents' parking, a share of freehol…
Floor plans
Listing metaonthemarket · Chase Buchanan - Twickenham Sales
About this listing
38 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£643
Cash needed
£178K
Return after costs
-4.34%
IRR
-5.14%
Listed 38d ago
Manor Road, Twickenham, Twickenham
flat · 2 bed · 1 bath
£475,000
est £1,911 · 4.83% gross
Leasehold 134yrConservation area
1 / 5
0/100
Marginal
4.83% — verify the rent + comps locally.
4.83% Return before costs — around the area average for this property type.
Monthly profit −£643/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£475K
Return before costs
4.83%
est rent £1,911/monot enough comparablesRange £1,701–£2,147/mo (Q1–Q3)
Bedrooms
2
1 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: £1,701–£2,147/mo · n=44
Financing
DepositYour cash in — the rest is the mortgage25% · £118,750
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £356,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£643
after mortgage, operating costs & tax
Rent in£1,911/mo gross
£1,838/mo collected · £74/mo lost to voids
Where it goes
£1,855Mortgage£625Costs
Outgoings exceed rent — you top up £643/mo
Mortgage£1,855
Costs£625
Management£191
Maintenance£67
Insurance£40
CapEx reserve£96
Voids + council tax£7
Service charge + ground rent£120
Ltd co. accounts£104
Tax—
Shortfall−£643
Returns
Return before costs on price4.83%
Cash return on cash-4.34%
Gross margin£1,212
Cash needed£177,664
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.95
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 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 | £22,932 | £7,501 | £22,266 | £0 | £0 | -£6,835 | -£6,835 |
| Year 2 | £23,620 | £7,726 | £22,266 | £0 | £0 | -£6,372 | -£13,207 |
| Year 3 | £24,329 | £7,958 | £22,266 | £0 | £0 | -£5,895 | -£19,102 |
| Year 4 | £25,058 | £8,197 | £22,266 | £0 | £0 | -£5,404 | -£24,506 |
| Year 5 | £25,810 | £8,443 | £22,266 | £0 | £0 | -£4,898 | -£29,404 |
Rent by the room upside
What we verified
4305
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remainingFreehold
HeritageListed building / conservation areaCA
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£1,140/yr
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedNo postcode
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£4,453
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£29,404
Acquisition costs
25% deposit£118,750
Stamp duty£37,500
Refurb£10,764
Legal + survey£2,525
Mortgage + broker£8,125
Cash needed£177,664
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 in a quiet cul-de-sac, this split-level maisonette provides well proportioned living spaces overlooking attractive riverside gardens exclusive to the residents.
Well-presented, providing a spacious living/dining room with doors leading out to a west-facing balcony and a modern kitchen with some integrated appliances and plenty of storage. Upstairs are two double bedrooms and a bathroom. Further benefits include a garage, secure residents' parking, a share of freehol…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice