Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 5
0/ 100
Weak
4.40% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£852/mo — heavily negative — needs monthly capital injection
- -4.9% 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
−£852/mo
You top up £852/mo
Price
£680K
No local sold comps to compare
Return · IRR
-4.9%/yr
Loses money over 5 years
Cash to get in
£262K
Deposit + fees + refurb
Return before costs on price 4.40%5-yr return on cash -15%Rent est. £2,492 (£1,974–£3,146)
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: £1,974–£3,146/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £170,000
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £510,000 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
-£852
after mortgage, operating costs & tax
Rent in£2,492/mo gross
£2,396/mo collected · £96/mo lost to voids
Where it goes
£2,656Mortgage£592Costs
Outgoings exceed rent — you top up £852/mo
Mortgage£2,656
Costs£592
Management£249
Maintenance£67
Insurance£40
CapEx reserve£125
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£852
Returns
Return before costs on price4.40%
Cash return on cash-3.91%
Gross margin£1,804
Cash needed£261,558
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.87
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 | £29,904 | £7,107 | £31,875 | £0 | £0 | -£9,078 | -£9,078 |
| Year 2 | £30,801 | £7,320 | £31,875 | £0 | £0 | -£8,394 | -£17,472 |
| Year 3 | £31,725 | £7,540 | £31,875 | £0 | £0 | -£7,690 | -£25,162 |
| Year 4 | £32,677 | £7,766 | £31,875 | £0 | £0 | -£6,964 | -£32,126 |
| Year 5 | £33,657 | £7,999 | £31,875 | £0 | £0 | -£6,217 | -£38,343 |
Disposal gain (gross)-£28,352
CGT£0
Net Disposal proceeds£732,006
What we verified
What we verified
50065 ok · 0 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
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 cohort4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Reading · 24.1 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1170 sqft
£32k–£62k
£ 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£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
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 history36d on marketno cuts yet
Strategy matrix
Rent it out wins — -£852/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 | 4.40% | -£852 | £261,558 | -14.7% | Low | Feasible |
| Housing-benefit rent | 3.30% | -£1,474 | £261,558 | -28.6% | Med | Feasible |
| Council lease | 0.00% | -£2,867 | £261,558 | -66.1% | Low | Feasible |
| Refurb & refinance | 4.40% | -£852 | £303,341 | -12.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £768,141 | 6% | Med | Feasible |
| Rent by the room | 4.24% | -£1,759 | £261,558 | -34.6% | — | 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
-£807/mo cash flow vs Rent it out if converted to Rent by the room
4.24% Return before costs on price converted vs 4.40% as-is
As-is Rent it out
Monthly profit-£837
Return before costs on price4.40%
Cash needed£181,898
If converted to Rent by the room
Monthly profit-£1,644
Return before costs on price4.24%
Cash needed£197,898
Δ vs Rent it out Monthly profit-£807
Show conversion detail
Conversion cost estimate
£26,000
Range: £20,000 – £34,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£60,990–£114,230full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£8,190–£15,210
- Flooring£12,870–£24,570
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£29,904
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£10,228
Exit costs
Projected sale price (5y · 2%/yr growth)£750,775
Capital gain (pre-CGT)£70,775
Sale costs (~2.5%)£18,769
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-£38,343
Rates as of Oct 2024
Acquisition costs
£261,558cash neededPurchase price£680,000
Deposit (25%)£170,000
Stamp duty+5% additional-property surcharge£58,000
Refurb£19,458
Legal + survey£2,900
Mortgage fees£11,200
Total cash neededdeposit + costs (loan covers the rest)£261,558
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Situated on the desirable Cippenham Lane in Slough, this impressive four-bedroom semi-detached family home is offered to the market with no onward chain. Providing exceptional space and versatility throughout, the layout offers clear potential to easily reconfigure into a five-bedroom home to suit a growing family's needs.
inside, the ground floor features two generous reception rooms—ideal for distinct living and dining areas—a functional, well-appointed kitchen, and two co…
Floor plans
Listing metaonthemarket · Simmons & Son - Farnham
About this listing
36 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£852
Cash needed
£262K
Return after costs
-3.91%
IRR
-4.91%
Listed 36d ago
Cippenham Lane, Slough, Slough
semi-detached · 4 bed · 2 bath
£680,000
est £2,492 · 4.40% gross
1 / 5
0/100
Marginal
4.40% — verify the rent + comps locally.
4.40% Return before costs — around the area average for this property type.
Monthly profit −£852/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£680K
Return before costs
4.40%
est rent £2,492/monot enough comparablesRange £1,974–£3,146/mo (Q1–Q3)
Bedrooms
4
2 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: £1,974–£3,146/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £170,000
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £510,000 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
-£852
after mortgage, operating costs & tax
Rent in£2,492/mo gross
£2,396/mo collected · £96/mo lost to voids
Where it goes
£2,656Mortgage£592Costs
Outgoings exceed rent — you top up £852/mo
Mortgage£2,656
Costs£592
Management£249
Maintenance£67
Insurance£40
CapEx reserve£125
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£852
Returns
Return before costs on price4.40%
Cash return on cash-3.91%
Gross margin£1,804
Cash needed£261,558
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.87
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 | £29,904 | £7,107 | £31,875 | £0 | £0 | -£9,078 | -£9,078 |
| Year 2 | £30,801 | £7,320 | £31,875 | £0 | £0 | -£8,394 | -£17,472 |
| Year 3 | £31,725 | £7,540 | £31,875 | £0 | £0 | -£7,690 | -£25,162 |
| Year 4 | £32,677 | £7,766 | £31,875 | £0 | £0 | -£6,964 | -£32,126 |
| Year 5 | £33,657 | £7,999 | £31,875 | £0 | £0 | -£6,217 | -£38,343 |
Rent by the room upside
What we verified
5006
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▾
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 · 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£6,375
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£38,343
Acquisition costs
25% deposit£170,000
Stamp duty£58,000
Refurb£19,458
Legal + survey£2,900
Mortgage + broker£11,200
Cash needed£261,558
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 on the desirable Cippenham Lane in Slough, this impressive four-bedroom semi-detached family home is offered to the market with no onward chain. Providing exceptional space and versatility throughout, the layout offers clear potential to easily reconfigure into a five-bedroom home to suit a growing family's needs.
inside, the ground floor features two generous reception rooms—ideal for distinct living and dining areas—a functional, well-appointed kitchen, and two co…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice