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Year 5 disposal
⊞ View all 5
60/ 100
Solid
Real 10.10% return before costs with manageable risks.
Why it works
- 10.10% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£118/mo — mildly negative — equity build may cover
- -1.5% 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
−£118/mo
You top up £118/mo
Price
£75K
No local sold comps to compare
Return · IRR
-1.5%/yr
Loses money over 5 years
Cash to get in
£72K
Deposit + fees + refurb
Return before costs on price 10.10%5-yr return on cash -7%Rent est. £673 (£652–£695)
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: £652–£695/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £18,750
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 (£)
Capped at 60% of £75,000 asking (£45,000). Raw model: £33,240–£62,830. Verify with a surveyor before offering.
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £56,250 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£118
after mortgage, operating costs & tax
Rent in£673/mo gross
£647/mo collected · £26/mo lost to voids
Where it goes
£293Mortgage£472Costs
Outgoings exceed rent — you top up £118/mo
Mortgage£293
Costs£472
Management£67
Maintenance£67
Insurance£20
CapEx reserve£34
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£118
Returns
Return before costs on price10.77%
Cash return on cash-1.97%
Gross margin£175
Cash needed£71,625
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.12
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 | £8,076 | £5,664 | £3,516 | £0 | £0 | -£1,104 | -£1,104 |
| Year 2 | £8,318 | £5,834 | £3,516 | £0 | £0 | -£1,031 | -£2,135 |
| Year 3 | £8,568 | £6,009 | £3,516 | £0 | £0 | -£957 | -£3,091 |
| Year 4 | £8,825 | £6,189 | £3,516 | £0 | £0 | -£880 | -£3,971 |
| Year 5 | £9,090 | £6,375 | £3,516 | £0 | £0 | -£801 | -£4,772 |
Disposal gain (gross)-£45,014
CGT£0
Net Disposal proceeds£80,736
What we verified
What we verified
02090 ok · 2 caution · 0 fail · 9 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
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
SchoolsNo postcode
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileUnknown
Tenant profilelikely cohort0 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Exeter · 60.3 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 costUnknown
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
0-bed · 1-bath · 450 sqft
£15k–£31k
£ per sqft
building cost only
£34–£68
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,150–£5,850
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£4,950–£9,450
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 history31d on marketno cuts yet
Strategy matrix
Rent it out wins — -£118/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 | 10.77% | -£118 | £71,625 | -6.7% | Low | Feasible |
| Housing-benefit rent | 6.38% | -£368 | £71,625 | -28.5% | Med | Feasible |
| Council lease | 0.00% | -£659 | £71,625 | -57.1% | Low | Feasible |
| Refurb & refinance | 10.77% | -£118 | £90,375 | -5.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £140,750 | -36% | 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
+£542/mo cash flow vs Rent it out if converted to Rent by the room
38.40% Return before costs on price converted vs 10.77% as-is
As-is Rent it out
Monthly profit+£41
Return before costs on price10.77%
Cash needed£30,648
If converted to Rent by the room
Monthly profit+£583
Return before costs on price38.40%
Cash needed£46,648
Δ vs Rent it out Monthly profit+£542
Show conversion detail
Cannot Rent by the room:Only 0 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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.
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
HMOs Mutley, Greenbank, City Centre and surrounding areas
≈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£8,076
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,414
Exit costs
Projected sale price (5y · 2%/yr growth)£82,806
Capital gain (pre-CGT)£7,806
Sale costs (~2.5%)£2,070
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-£4,772
Rates as of Oct 2024
Acquisition costs
£71,625cash neededPurchase price£75,000
Deposit (25%)£18,750
Stamp duty+5% additional-property surcharge£3,750
Refurb£45,000
Legal + survey£2,000
Mortgage fees£2,125
Total cash neededdeposit + costs (loan covers the rest)£71,625
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY *SHARE OF FREEHOLD* We are excited to introduce this immaculately presented top floor studio apartment to the market, situated in a popular central location with no onward chain.
DESCRIPTION We are excited to introduce this immaculately presented top floor studio apartment to the market, situated in a popular central location with no onward chain.
Located in the prime location of Stoke, close to a host of local amenities such as shops and restaurants, well-regarded…
Floor plans
Listing metaonthemarket · Connells - Plymouth
About this listing
31 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£118
Cash needed
£72K
Return after costs
-1.97%
IRR
-1.52%
Listed 31d ago
Paradise Place, Plymouth, Plymouth
studio · 1 bath
£75,000
est £673 · 10.10% gross
1 / 5
60/100
Solid
Real 10.10% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.10% Return before costs — above-market
Price
£75K
Return before costs
10.10%
est rent £673/monot enough comparablesRange £652–£695/mo (Q1–Q3)
Bedrooms
0
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: £652–£695/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £18,750
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 (£)
Capped at 60% of £75,000 asking (£45,000). Raw model: £33,240–£62,830. Verify with a surveyor before offering.
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £56,250 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£118
after mortgage, operating costs & tax
Rent in£673/mo gross
£647/mo collected · £26/mo lost to voids
Where it goes
£293Mortgage£472Costs
Outgoings exceed rent — you top up £118/mo
Mortgage£293
Costs£472
Management£67
Maintenance£67
Insurance£20
CapEx reserve£34
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£118
Returns
Return before costs on price10.77%
Cash return on cash-1.97%
Gross margin£175
Cash needed£71,625
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.12
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 | £8,076 | £5,664 | £3,516 | £0 | £0 | -£1,104 | -£1,104 |
| Year 2 | £8,318 | £5,834 | £3,516 | £0 | £0 | -£1,031 | -£2,135 |
| Year 3 | £8,568 | £6,009 | £3,516 | £0 | £0 | -£957 | -£3,091 |
| Year 4 | £8,825 | £6,189 | £3,516 | £0 | £0 | -£880 | -£3,971 |
| Year 5 | £9,090 | £6,375 | £3,516 | £0 | £0 | -£801 | -£4,772 |
Rent by the room upside
What we verified
0209
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 + sqftNot stated on the listing
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicCheck locally
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£703
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,772
Acquisition costs
25% deposit£18,750
Stamp duty£3,750
Refurb£45,000
Legal + survey£2,000
Mortgage + broker£2,125
Cash needed£71,625
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
SUMMARY *SHARE OF FREEHOLD* We are excited to introduce this immaculately presented top floor studio apartment to the market, situated in a popular central location with no onward chain.
DESCRIPTION We are excited to introduce this immaculately presented top floor studio apartment to the market, situated in a popular central location with no onward chain.
Located in the prime location of Stoke, close to a host of local amenities such as shops and restaurants, well-regarded…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice