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Year 5 disposal
⊞ View all 5
16/ 100
Weak
6.57% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£273/mo — significantly negative — real recurring drain
- -3.6% 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
−£273/mo
You top up £273/mo
Price
£280K
No local sold comps to compare
Return · IRR
-3.6%/yr
Loses money over 5 years
Cash to get in
£97K
Deposit + fees + refurb
Return before costs on price 6.57%5-yr return on cash -10%Rent est. £1,534 (£1,447–£1,626)
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: £1,447–£1,626/mo · n=92
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £210,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£273
after mortgage, operating costs & tax
Rent in£1,534/mo gross
£1,475/mo collected · £59/mo lost to voids
Where it goes
£1,138Mortgage£611Costs
Outgoings exceed rent — you top up £273/mo
Mortgage£1,138
Costs£611
Management£153
Maintenance£67
Insurance£28
CapEx reserve£77
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£273
Returns
Return before costs on price6.57%
Cash return on cash-3.38%
Gross margin£864
Cash needed£97,075
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.30
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 | £18,408 | £7,329 | £13,650 | £0 | £0 | -£2,571 | -£2,571 |
| Year 2 | £18,960 | £7,549 | £13,650 | £0 | £0 | -£2,239 | -£4,810 |
| Year 3 | £19,529 | £7,776 | £13,650 | £0 | £0 | -£1,897 | -£6,707 |
| Year 4 | £20,115 | £8,009 | £13,650 | £0 | £0 | -£1,544 | -£8,250 |
| Year 5 | £20,718 | £8,249 | £13,650 | £0 | £0 | -£1,181 | -£9,431 |
Disposal gain (gross)-£461
CGT£0
Net Disposal proceeds£301,414
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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 cohortGU22 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 30.1 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 · 613 sqft
£18k–£36k
£ per sqft
building cost only
£30–£59
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,291–£7,969
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,743–£12,873
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history31d on marketno cuts yet
Strategy matrix
Rent it out wins — -£273/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 | 6.57% | -£273 | £97,075 | -9.7% | Low | Feasible |
| Housing-benefit rent | 5.24% | -£604 | £97,075 | -29.2% | Med | Feasible |
| Council lease | 0.00% | -£1,512 | £97,075 | -94.9% | Low | Feasible |
| Refurb & refinance | 6.57% | -£273 | £111,615 | -8.4% | Med | Feasible |
| Short-stay let / Airbnb | 7.24% | -£584 | £97,075 | -33.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £302,415 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 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 let36% occupancy
£155/night ADR
Based on 9 short-let comps nearby
Rent by the room conversion upside
-£29/mo cash flow vs Rent it out if converted to Rent by the room
10.29% Return before costs on price converted vs 6.57% as-is
As-is Rent it out
Monthly profit-£52
Return before costs on price6.57%
Cash needed£81,898
If converted to Rent by the room
Monthly profit-£81
Return before costs on price10.29%
Cash needed£97,898
Δ vs Rent it out Monthly profit-£29
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
£43,622–£78,763full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£3,065–£4,904
- Replumb£2,452–£4,291
- Windows£6,743–£11,647
- Paint + decor£6,130–£10,421
- Flooring£8,582–£15,325
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£18,408
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,279
Exit costs
Projected sale price (5y · 2%/yr growth)£309,143
Capital gain (pre-CGT)£29,143
Sale costs (~2.5%)£7,729
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-£9,431
Rates as of Oct 2024
Acquisition costs
£97,075cash neededPurchase price£280,000
Deposit (25%)£70,000
Stamp duty+5% additional-property surcharge£18,000
Refurb£1,350
Legal + survey£2,525
Mortgage fees£5,200
Total cash neededdeposit + costs (loan covers the rest)£97,075
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
A beautifully refurbished two-bedroom duplex apartment, offered to the market with no onward chain and finished to an exceptionally high standard throughout which is ready to move straight into.
Set over the second and third floors, the property provides approximately 613 sq ft of well-planned accommodation, with a stylish sitting room with under-floor heating & engineered oak flooring. A stylish contemporary kitchen. The upper level has two well-proportioned bedrooms with c…
Floor plans
Nearby active comparables4 rentals
Comparable rentals
GU22 · same beds + typeMedian nearby: £1,818/mo · 4 of 4 already let+£284 vs our est
- Chapel Street, Woking, GU21Let2b£1,500/moDec 2025
- Woking, Surrey, GU22Let2b£1,950/moMay 2026
- York Road, Woking, GU22Let2b£1,950/moMay 2026
- Moorholme, Woking, GU22Let2b£1,685/moMay 2026
Other deals nearby
GU22 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Curchods - Woking
About this listing
31 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£273
Cash needed
£97K
Return after costs
-3.38%
IRR
-3.58%
Listed 31d ago
Effingham Court, Constitution Hill, Woking, GU22, Woking, GU22
flat · 2 bed · 1 bath · 613 sqft
£280,000
est £1,534 · 6.57% gross
1 / 5
16/100
Marginal
6.57% — verify the rent + comps locally.
6.57% Return before costs — around the area average for this property type.
Monthly profit −£273/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£280K
Return before costs
6.57%
est rent £1,534/mo92 comps within 500 mRange £1,447–£1,626/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: £1,447–£1,626/mo · n=92
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £210,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£273
after mortgage, operating costs & tax
Rent in£1,534/mo gross
£1,475/mo collected · £59/mo lost to voids
Where it goes
£1,138Mortgage£611Costs
Outgoings exceed rent — you top up £273/mo
Mortgage£1,138
Costs£611
Management£153
Maintenance£67
Insurance£28
CapEx reserve£77
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£273
Returns
Return before costs on price6.57%
Cash return on cash-3.38%
Gross margin£864
Cash needed£97,075
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.30
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 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 | £18,408 | £7,329 | £13,650 | £0 | £0 | -£2,571 | -£2,571 |
| Year 2 | £18,960 | £7,549 | £13,650 | £0 | £0 | -£2,239 | -£4,810 |
| Year 3 | £19,529 | £7,776 | £13,650 | £0 | £0 | -£1,897 | -£6,707 |
| Year 4 | £20,115 | £8,009 | £13,650 | £0 | £0 | -£1,544 | -£8,250 |
| Year 5 | £20,718 | £8,249 | £13,650 | £0 | £0 | -£1,181 | -£9,431 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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£2,730
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£9,431
Acquisition costs
25% deposit£70,000
Stamp duty£18,000
Refurb£1,350
Legal + survey£2,525
Mortgage + broker£5,200
Cash needed£97,075
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 beautifully refurbished two-bedroom duplex apartment, offered to the market with no onward chain and finished to an exceptionally high standard throughout which is ready to move straight into.
Set over the second and third floors, the property provides approximately 613 sq ft of well-planned accommodation, with a stylish sitting room with under-floor heating & engineered oak flooring. A stylish contemporary kitchen. The upper level has two well-proportioned bedrooms with c…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice