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Year 5 disposal
⊞ View all 5
0/ 100
Weak
4.50% return before costs — verify the rent + comps locally.
Why it works
- Long lease (999 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£1,151/mo — heavily negative — needs monthly capital injection
- -6.5% 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
−£1K/mo
You top up £1K/mo
Price
£748K
No local sold comps to compare
Return · IRR
-6.5%/yr
Loses money over 5 years
Cash to get in
£269K
Deposit + fees + refurb
Return before costs on price 4.50%5-yr return on cash -21%Rent est. £2,805 (£2,632–£2,989)
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: £2,632–£2,989/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £186,875
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold house — £2,375 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £560,625 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,151
after mortgage, operating costs & tax
Rent in£2,805/mo gross
£2,697/mo collected · £108/mo lost to voids
Where it goes
£3,037Mortgage£812Costs
Outgoings exceed rent — you top up £1,151/mo
Mortgage£3,037
Costs£812
Management£281
Maintenance£67
Insurance£40
CapEx reserve£140
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£1,151
Returns
Return before costs on price4.50%
Cash return on cash-5.14%
Gross margin£1,885
Cash needed£268,563
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.89
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 | £33,660 | £9,742 | £36,441 | £0 | £0 | -£12,522 | -£12,522 |
| Year 2 | £34,670 | £10,034 | £36,441 | £0 | £0 | -£11,805 | -£24,327 |
| Year 3 | £35,710 | £10,335 | £36,441 | £0 | £0 | -£11,065 | -£35,392 |
| Year 4 | £36,781 | £10,645 | £36,441 | £0 | £0 | -£10,304 | -£45,696 |
| Year 5 | £37,885 | £10,964 | £36,441 | £0 | £0 | -£9,520 | -£55,217 |
Disposal gain (gross)-£12,307
CGT£0
Net Disposal proceeds£804,668
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
Leasehold999 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
999 yr
Extracted from listing description · verify with solicitor
Tenure & planning999 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 cohortBA2 · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bath · 3.3 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
3-bed · 2-bath · 1150 sqft
£31k–£61k
£ 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£8,050–£14,950
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,650–£24,150
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history36d on marketno cuts yet
Strategy matrix
Rent it out wins — -£1,151/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 | 4.50% | -£1,151 | £268,563 | -20.6% | Low | Feasible |
| Housing-benefit rent | 3.38% | -£1,848 | £268,563 | -35.8% | Med | Feasible |
| Council lease | 0.00% | -£3,423 | £268,563 | -77.0% | Low | Feasible |
| Refurb & refinance | 4.50% | -£1,151 | £306,478 | -18.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£386 | £817,515 | 8% | Med | Feasible |
| Rent by the room | 3.61% | -£2,392 | £268,563 | -48.3% | — | 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
-£1,061/mo cash flow vs Rent it out if converted to Rent by the room
3.85% Return before costs on price converted vs 4.50% as-is
As-is Rent it out
Monthly profit-£846
Return before costs on price4.50%
Cash needed£198,773
If converted to Rent by the room
Monthly profit-£1,907
Return before costs on price3.85%
Cash needed£214,773
Δ vs Rent it out Monthly profit-£1,061
Show conversion detail
Conversion cost estimate
£52,800
Range: £45,600 – £62,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£67,290–£127,830full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£4,600–£9,200
- Replumb£3,450–£8,050
- Windows£11,500–£21,850
- Paint + decor£10,350–£18,400
- Flooring£14,950–£27,600
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£33,660
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£13,817
Exit costs
Projected sale price (5y · 2%/yr growth)£825,300
Capital gain (pre-CGT)£77,800
Sale costs (~2.5%)£20,633
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-£55,217
Rates as of Oct 2024
Acquisition costs
£268,563cash neededPurchase price£747,500
Deposit (25%)£186,875
Stamp duty+5% additional-property surcharge£64,750
Refurb£1,350
Legal + survey£3,375
Mortgage fees£12,213
Total cash neededdeposit + costs (loan covers the rest)£268,563
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Now reserving. A three-bedroom penthouse apartment with private terrace at One Waterside, Bath, ideal for downsizers. Exclusive incentives available, saving up to £37,375*. Parking included.
Description
Find your new home at One Waterside and take advantage of our incentive schemes available on selected apartments, giving you the opportunity to choose from a range of options worth up to £37,375 in potential savings.*
Apartment 38 is a three bedroom penthouse on the fourth…
Floor plans
Listing metaonthemarket · Savills - Bristol New Homes
About this listing
36 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£1,151
Cash needed
£269K
Return after costs
-5.14%
IRR
-6.50%
Listed 36d ago
38 Poplar House, One Waterside, Bath, BA2, Bath, BA2
penthouse · 3 bed · 2 bath · 1,150 sqft
£747,500
est £2,805 · 4.50% gross
Leasehold 999yrEPC C
1 / 5
0/100
Marginal
4.50% — verify the rent + comps locally.
4.50% Return before costs — around the area average for this property type.
Monthly profit −£1,151/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£748K
Return before costs
4.50%
est rent £2,805/monot enough comparablesRange £2,632–£2,989/mo (Q1–Q3)
Bedrooms
3
2 bath
Energy rating
C
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: £2,632–£2,989/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £186,875
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold house — £2,375 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £560,625 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,151
after mortgage, operating costs & tax
Rent in£2,805/mo gross
£2,697/mo collected · £108/mo lost to voids
Where it goes
£3,037Mortgage£812Costs
Outgoings exceed rent — you top up £1,151/mo
Mortgage£3,037
Costs£812
Management£281
Maintenance£67
Insurance£40
CapEx reserve£140
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£1,151
Returns
Return before costs on price4.50%
Cash return on cash-5.14%
Gross margin£1,885
Cash needed£268,563
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.89
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 | £33,660 | £9,742 | £36,441 | £0 | £0 | -£12,522 | -£12,522 |
| Year 2 | £34,670 | £10,034 | £36,441 | £0 | £0 | -£11,805 | -£24,327 |
| Year 3 | £35,710 | £10,335 | £36,441 | £0 | £0 | -£11,065 | -£35,392 |
| Year 4 | £36,781 | £10,645 | £36,441 | £0 | £0 | -£10,304 | -£45,696 |
| Year 5 | £37,885 | £10,964 | £36,441 | £0 | £0 | -£9,520 | -£55,217 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining999 yr
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 · OfstedChecking…
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£7,288
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£55,217
Acquisition costs
25% deposit£186,875
Stamp duty£64,750
Refurb£1,350
Legal + survey£3,375
Mortgage + broker£12,213
Cash needed£268,563
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
Now reserving. A three-bedroom penthouse apartment with private terrace at One Waterside, Bath, ideal for downsizers. Exclusive incentives available, saving up to £37,375*. Parking included.
Description
Find your new home at One Waterside and take advantage of our incentive schemes available on selected apartments, giving you the opportunity to choose from a range of options worth up to £37,375 in potential savings.*
Apartment 38 is a three bedroom penthouse on the fourth…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice