Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 5
30/ 100
Weak
7.02% return before costs — verify the rent + comps locally.
Why it works
- 7.02% return before costs — above-market
Why to be cautious
- Monthly profit −£63/mo — mildly negative — equity build may cover
- -0.8% 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
−£63/mo
You top up £63/mo
Price
£170K
No local sold comps to compare
Return · IRR
-0.8%/yr
Loses money over 5 years
Cash to get in
£68K
Deposit + fees + refurb
Return before costs on price 7.02%5-yr return on cash 1%Rent est. £994 (£927–£1,066)
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: £927–£1,066/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £127,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£63
after mortgage, operating costs & tax
Rent in£994/mo gross
£956/mo collected · £38/mo lost to voids
Where it goes
£691Mortgage£328Costs
Outgoings exceed rent — you top up £63/mo
Mortgage£691
Costs£328
Management£99
Maintenance£50
Insurance£20
CapEx reserve£50
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£63
Returns
Return before costs on price7.02%
Cash return on cash-1.11%
Gross margin£628
Cash needed£67,914
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.38
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 | £11,928 | £3,938 | £8,288 | £0 | £0 | -£297 | -£297 |
| Year 2 | £12,286 | £4,056 | £8,288 | £0 | £0 | -£57 | -£355 |
| Year 3 | £12,654 | £4,178 | £8,288 | £0 | £36 | £153 | -£201 |
| Year 4 | £13,034 | £4,303 | £8,288 | £0 | £84 | £360 | £158 |
| Year 5 | £13,425 | £4,432 | £8,288 | £0 | £134 | £572 | £730 |
Disposal gain (gross)-£8,863
CGT£0
Net Disposal proceeds£183,001
What we verified
What we verified
41064 ok · 1 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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortTQ1 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Exeter · 28.8 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 history30d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£10/mo · £73/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.02% | -£63 | £67,914 | 1.1% | Low | Feasible |
| Housing-benefit rent | 5.60% | -£277 | £67,914 | -16.5% | Med | Feasible |
| Council lease | 0.00% | -£865 | £67,914 | -77.4% | Low | Feasible |
| Refurb & refinance | 7.02% | -£63 | £80,720 | 0.9% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 10.93% | +£10 | £67,914 | 4.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£174 | £196,170 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 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
£142/night ADR
Based on 14 short-let comps nearby
Rent by the room conversion upside
+£343/mo cash flow vs Rent it out if converted to Rent by the room
16.94% Return before costs on price converted vs 7.02% as-is
🔓 +1 bedroom potential
medium confidence2 → 3 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 4 habitable rooms (2 beds + 2 reception(s)) in 88 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 lettable rooms (1 double, 0 single); sized to the England statutory minimum (6.51/10.22 m², SI 2018/616); council local standard not curated — may be higher, verify; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
2 → 3 bed HMO+1 double
Sized to the England statutory minimum (6.51/10.22 m²) — the council may set higher; verify
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
As-is Rent it out
Monthly profit-£60
Return before costs on price7.02%
Cash needed£54,398
If converted to Rent by the room
Monthly profit+£282
Return before costs on price16.94%
Cash needed£70,398
Δ vs Rent it out Monthly profit+£343
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
£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
Tax treatment
Annual gross rent£11,928
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£756
Exit costs
Projected sale price (5y · 2%/yr growth)£187,694
Capital gain (pre-CGT)£17,694
Sale costs (~2.5%)£4,692
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£730
Rates as of Oct 2024
Acquisition costs
£67,914cash neededPurchase price£170,000
Deposit (25%)£42,500
Stamp duty+5% additional-property surcharge£9,400
Refurb£10,764
Legal + survey£1,700
Mortgage fees£3,550
Total cash neededdeposit + costs (loan covers the rest)£67,914
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
This two bedroom mid-terrace home offers well-proportioned accommodation along with off road parking, a conservatory and an enclosed rear garden, making it an ideal purchase for first time buyers, downsizers or investors alike.
The property is approached via a private driveway, providing off?road parking. Internally, the ground floor comprises a spacious living room with a front aspect, leading through to a fitted kitchen/diner offering ample storage and worktop space. To th…
Floor plans
Nearby active comparables1 rental
Comparable rentals
TQ1 · same beds + typeMedian nearby: £875/mo · 1 of 1 already let-£119 vs our est
- Brunswick Terrace, Devon TQ1Let2b£875/moMay 2026
Other deals nearby
TQ1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Miller - Torquay
About this listing
30 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£63
Cash needed
£68K
Return after costs
-1.11%
IRR
-0.78%
Listed 30d ago
Westhill Avenue, Torquay, Devon, TQ1, Torquay, TQ1
terraced · 2 bed · 1 bath
£170,000
est £994 · 7.02% gross
1 / 5
30/100
Marginal
7.02% — verify the rent + comps locally.
7.02% Return before costs — above-market
Price
£170K
Return before costs
7.02%
est rent £994/monot enough comparablesRange £927–£1,066/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: £927–£1,066/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £127,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£63
after mortgage, operating costs & tax
Rent in£994/mo gross
£956/mo collected · £38/mo lost to voids
Where it goes
£691Mortgage£328Costs
Outgoings exceed rent — you top up £63/mo
Mortgage£691
Costs£328
Management£99
Maintenance£50
Insurance£20
CapEx reserve£50
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£63
Returns
Return before costs on price7.02%
Cash return on cash-1.11%
Gross margin£628
Cash needed£67,914
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.38
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 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 | £11,928 | £3,938 | £8,288 | £0 | £0 | -£297 | -£297 |
| Year 2 | £12,286 | £4,056 | £8,288 | £0 | £0 | -£57 | -£355 |
| Year 3 | £12,654 | £4,178 | £8,288 | £0 | £36 | £153 | -£201 |
| Year 4 | £13,034 | £4,303 | £8,288 | £0 | £84 | £360 | £158 |
| Year 5 | £13,425 | £4,432 | £8,288 | £0 | £134 | £572 | £730 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 · 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£1,658
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£730
Acquisition costs
25% deposit£42,500
Stamp duty£9,400
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£3,550
Cash needed£67,914
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
This two bedroom mid-terrace home offers well-proportioned accommodation along with off road parking, a conservatory and an enclosed rear garden, making it an ideal purchase for first time buyers, downsizers or investors alike.
The property is approached via a private driveway, providing off?road parking. Internally, the ground floor comprises a spacious living room with a front aspect, leading through to a fitted kitchen/diner offering ample storage and worktop space. To th…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice