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Year 5 disposal
⊞ View all 5
85/ 100
Strong
Strong investment fundamentals.
Why it works
- 12.47% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Leasehold 88yr — verify at solicitor
- Service charge unknown — could swing £100-300/mo
- 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
+£195/mo
Barely breaks even each month
Price
£135K
No local sold comps to compare
Return · IRR
3.9%/yr
Modest annualised return
Cash to get in
£70K
Deposit + fees + refurb
Return before costs on price 12.47%5-yr return on cash 24%Rent est. £1,403 (£1,300–£1,514)
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: £1,300–£1,514/mo · n=33
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 (£18,553–£34,632 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £101,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£195
after mortgage, operating costs & tax
Rent in£1,403/mo gross
£1,349/mo collected · £54/mo lost to voids
Where it goes
£527Mortgage£581Costs
£195/mo left as profit · 14% of rent kept
Mortgage£527
Costs£581
Management£140
Maintenance£67
Insurance£20
CapEx reserve£70
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£46
Profit+£195
Returns
Return before costs on price12.47%
Cash return on cash3.31%
Gross margin£768
Cash needed£70,462
Monthly profit payback30y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.46
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £16,836 | £6,978 | £6,328 | £0 | £671 | £2,859 | £2,859 |
| Year 2 | £17,341 | £7,187 | £6,328 | £0 | £727 | £3,099 | £5,958 |
| Year 3 | £17,861 | £7,403 | £6,328 | £0 | £785 | £3,345 | £9,303 |
| Year 4 | £18,397 | £7,625 | £6,328 | £0 | £844 | £3,600 | £12,903 |
| Year 5 | £18,949 | £7,854 | £6,328 | £0 | £906 | £3,861 | £16,764 |
Disposal gain (gross)-£23,362
CGT£0
Net Disposal proceeds£145,325
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leasehold88 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
88 yr
Lease shortening — 88 years remaining
Still mortgageable today, but plan to extend before it dips below 80. Marriage-value premium kicks in below 80 years.
Extracted from listing description · verify with solicitor
Tenure & planning88 yr
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
Oxford Brookes · 42.4 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 history35d on marketno cuts yet
Strategy matrix
Rent it out wins — +£195/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 | 12.47% | +£195 | £70,462 | 23.8% | Low | Feasible |
| Housing-benefit rent | 9.35% | -£111 | £70,462 | -0.1% | Med | Feasible |
| Council lease | 0.00% | -£894 | £70,462 | -78.0% | Low | Feasible |
| Refurb & refinance | 12.47% | +£195 | £87,107 | 19.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £178,582 | -9% | 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
+£62/mo cash flow vs Rent it out if converted to Rent by the room
21.33% Return before costs on price converted vs 12.47% as-is
As-is Rent it out
Monthly profit+£331
Return before costs on price12.47%
Cash needed£45,648
If converted to Rent by the room
Monthly profit+£393
Return before costs on price21.33%
Cash needed£61,648
Δ vs Rent it out Monthly profit+£62
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
Planning approval likelihood
Likely approvable · 69% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- no local HMO decisions on record
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£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
Article 4 Direction relating to Houses in Multiple Occupation (HIMO) - Immediate direction
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Tax treatment
Annual gross rent£16,836
Section 24 credit£0
Annual tax due£671
Post-tax Monthly profit annual£2,211
Exit costs
Projected sale price (5y · 2%/yr growth)£149,051
Capital gain (pre-CGT)£14,051
Sale costs (~2.5%)£3,726
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£16,764
Rates as of Oct 2024
Acquisition costs
£70,462cash neededPurchase price£135,000
Deposit (25%)£33,750
Stamp duty+5% additional-property surcharge£6,950
Refurb£24,737
Legal + survey£2,000
Mortgage fees£3,025
Total cash neededdeposit + costs (loan covers the rest)£70,462
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
A 2 bedroom first floor apartment which requires modernisation. An ideal first home or investment opportunity.
The property is located on the first floor and has accommodation comprising a hall, living room, kitchen, utility cupboard, 2 bedrooms and a bathroom. Outside the property has a driveway and a carport. The property requires some modernisation and would make an ideal first home or rental investment.
Offered for sale with vacant possession and chain free.
Accommodat…
Floor plans
Listing metaonthemarket · Carters Estate Agents - Stony Stratford & Milton Keynes
About this listing
35 days · OnTheMarketPrice history
No price history available.
Monthly profit
+£195
Cash needed
£70K
Return after costs
3.31%
IRR
3.92%
Listed 35d ago
Bellwether, Fullers Slade, Milton Keynes, Milton Keynes
flat · 2 bed · 1 bath
£135,000
est £1,403 · 12.47% gross
Chain freeLeasehold 88yr
1 / 5
85/100
Strong
Real 12.47% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.47% Return before costs — above-market
Lease 88 yrs — extend before exit
Chain free
Price
£135K
Return before costs
12.47%
est rent £1,403/monot enough comparablesRange £1,300–£1,514/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: £1,300–£1,514/mo · n=33
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 (£18,553–£34,632 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £101,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£195
after mortgage, operating costs & tax
Rent in£1,403/mo gross
£1,349/mo collected · £54/mo lost to voids
Where it goes
£527Mortgage£581Costs
£195/mo left as profit · 14% of rent kept
Mortgage£527
Costs£581
Management£140
Maintenance£67
Insurance£20
CapEx reserve£70
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£46
Profit+£195
Returns
Return before costs on price12.47%
Cash return on cash3.31%
Gross margin£768
Cash needed£70,462
Monthly profit payback30y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.46
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £16,836 | £6,978 | £6,328 | £0 | £671 | £2,859 | £2,859 |
| Year 2 | £17,341 | £7,187 | £6,328 | £0 | £727 | £3,099 | £5,958 |
| Year 3 | £17,861 | £7,403 | £6,328 | £0 | £785 | £3,345 | £9,303 |
| Year 4 | £18,397 | £7,625 | £6,328 | £0 | £844 | £3,600 | £12,903 |
| Year 5 | £18,949 | £7,854 | £6,328 | £0 | £906 | £3,861 | £16,764 |
Rent by the room upside
What we verified
2306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining88 yr
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 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£1,266
Annual rental tax£548
CGT yr 5£0 · company level
5y net total£16,764
Acquisition costs
25% deposit£33,750
Stamp duty£6,950
Refurb£24,737
Legal + survey£2,000
Mortgage + broker£3,025
Cash needed£70,462
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
A 2 bedroom first floor apartment which requires modernisation. An ideal first home or investment opportunity.
The property is located on the first floor and has accommodation comprising a hall, living room, kitchen, utility cupboard, 2 bedrooms and a bathroom. Outside the property has a driveway and a carport. The property requires some modernisation and would make an ideal first home or rental investment.
Offered for sale with vacant possession and chain free.
Accommodat…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice