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Year 5 disposal
⊞ View all 5
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
Why to be cautious
- Monthly profit −£11,782/mo — heavily negative — needs monthly capital injection
- -16.7% 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
−£12K/mo
You top up £12K/mo
Price
£2.95M
No local sold comps to compare
Return · IRR
-16.7%/yr
Loses money over 5 years
Cash to get in
£1.24M
Deposit + fees + refurb
5-yr return on cash -57%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £737,500
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 (£29,171–£54,453 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £2,212,500 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£11,782
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£11,523Mortgage
Outgoings exceed rent — you top up £11,782/mo
Mortgage£11,523
Costs£259
Maintenance£100
Insurance£40
Voids + council tax£15
Ltd co. accounts£104
Tax—
Shortfall−£11,782
Returns
Return before costs on price0.00%
Cash return on cash-11.40%
Gross margin-£259
Cash needed£1,240,595
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £3,105 | £138,281 | £0 | £0 | -£141,386 | -£141,386 |
| Year 2 | £0 | £3,198 | £138,281 | £0 | £0 | -£141,479 | -£282,866 |
| Year 3 | £0 | £3,294 | £138,281 | £0 | £0 | -£141,575 | -£424,441 |
| Year 4 | £0 | £3,393 | £138,281 | £0 | £0 | -£141,674 | -£566,115 |
| Year 5 | £0 | £3,495 | £138,281 | £0 | £0 | -£141,776 | -£707,891 |
Disposal gain (gross)-£232,233
CGT£0
Net Disposal proceeds£3,175,612
What we verified
What we verified
30083 ok · 0 caution · 0 fail · 8 unknown
Legal & planning
LeaseholdAsk agent
Tenure & planningAsk agent
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 cohort5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Reading · 22.9 km
Reason
5-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
5-bed · 3-bath · 2965 sqft
£67k–£129k
£ per sqft
building cost only
£23–£44
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£20,755–£38,545
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£32,615–£62,265
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
Price & sale history28d on marketno cuts yet
Strategy matrix
Rent by the room wins — -£10,373/mo · £1,395/mo ahead of Council lease (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£11,782 | £1,240,595 | -57.1% | Low | Feasible |
| Housing-benefit rent | 0.00% | -£11,797 | £1,240,595 | -57.1% | Med | Feasible |
| Council lease | 0.00% | -£11,768 | £1,240,595 | -57.0% | Low | Feasible |
| Refurb & refinance | 0.00% | -£11,782 | £1,403,653 | -50.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £3,423,403 | 4% | Med | Feasible |
| ⭐ Rent by the room | 1.22% | -£10,373 | £1,240,595 | -48.6% | — | 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
+£1,216/mo cash flow vs Rent it out if converted to Rent by the room
0.98% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£11,726
Return before costs on price0.00%
Cash needed£749,398
If converted to Rent by the room
Monthly profit-£10,511
Return before costs on price0.98%
Cash needed£765,398
Δ vs Rent it out Monthly profit+£1,216
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£129,515–£241,355full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£11,860–£20,755
- Replumb£8,895–£17,790
- Windows£29,650–£53,370
- Paint + decor£20,755–£38,545
- Flooring£32,615–£62,265
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£141,386
Exit costs
Projected sale price (5y · 2%/yr growth)£3,257,038
Capital gain (pre-CGT)£307,038
Sale costs (~2.5%)£81,426
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-£707,891
Rates as of Oct 2024
Acquisition costs
£1,240,595cash neededPurchase price£2,950,000
Deposit (25%)£737,500
Stamp duty+5% additional-property surcharge£415,250
Refurb£38,895
Legal + survey£3,700
Mortgage fees£45,250
Total cash neededdeposit + costs (loan covers the rest)£1,240,595
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
*DEVELOPMENT OPPORTUNITY*
Set behind a gated entrance, this impressive property is approached via a sweeping driveway with a turning circle and extensive parking. The grounds extend to over four acres and include beautifully maintained gardens, a large lake, a double carport with a separate mower store and loft room above, as well as an additional access point from a side lane. Designed with both family living and entertaining in mind, the home offers spacious and versatile…
Floor plans
Listing metaonthemarket · Chancellors - Lightwater Sales
About this listing
28 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£11,782
Cash needed
£1.2M
Return after costs
-11.40%
IRR
-16.71%
Listed 28d ago
Highams Lane, Chobham, Woking, Woking
detached · 5 bed · 3 bath · 2,965 sqft
£2,950,000
1 / 5
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£11,782/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£3.0M
Return before costs
—
rent unknown
Bedrooms
5
3 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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £737,500
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 (£29,171–£54,453 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £2,212,500 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£11,782
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£11,523Mortgage
Outgoings exceed rent — you top up £11,782/mo
Mortgage£11,523
Costs£259
Maintenance£100
Insurance£40
Voids + council tax£15
Ltd co. accounts£104
Tax—
Shortfall−£11,782
Returns
Return before costs on price0.00%
Cash return on cash-11.40%
Gross margin-£259
Cash needed£1,240,595
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £3,105 | £138,281 | £0 | £0 | -£141,386 | -£141,386 |
| Year 2 | £0 | £3,198 | £138,281 | £0 | £0 | -£141,479 | -£282,866 |
| Year 3 | £0 | £3,294 | £138,281 | £0 | £0 | -£141,575 | -£424,441 |
| Year 4 | £0 | £3,393 | £138,281 | £0 | £0 | -£141,674 | -£566,115 |
| Year 5 | £0 | £3,495 | £138,281 | £0 | £0 | -£141,776 | -£707,891 |
Rent by the room upside
What we verified
4007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeAsk agent
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 heuristicRent by the room / sharers
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£27,656
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£707,891
Acquisition costs
25% deposit£737,500
Stamp duty£415,250
Refurb£38,895
Legal + survey£3,700
Mortgage + broker£45,250
Cash needed£1,240,595
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
*DEVELOPMENT OPPORTUNITY*
Set behind a gated entrance, this impressive property is approached via a sweeping driveway with a turning circle and extensive parking. The grounds extend to over four acres and include beautifully maintained gardens, a large lake, a double carport with a separate mower store and loft room above, as well as an additional access point from a side lane. Designed with both family living and entertaining in mind, the home offers spacious and versatile…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice