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Year 5 disposal
⊞ View all 5
100/ 100
Strong
Strong investment fundamentals.
Why it works
- 10.07% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 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
+£89/mo
Barely breaks even each month
Price
£100K
No local sold comps to compare
Return · IRR
1.9%/yr
Modest annualised return
Cash to get in
£93K
Deposit + fees + refurb
Return before costs on price 10.07%5-yr return on cash 9%Rent est. £839 (£807–£872)
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: £807–£872/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£44,097–£82,314 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £75,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£89
after mortgage, operating costs & tax
Rent in£839/mo gross
£807/mo collected · £32/mo lost to voids
Where it goes
£391Mortgage£307Costs
£89/mo left as profit · 11% of rent kept
Mortgage£391
Costs£307
Management£84
Maintenance£50
Insurance£20
CapEx reserve£42
Voids + council tax£7
Ltd co. accounts£104
Tax£21
Profit+£89
Returns
Return before costs on price10.07%
Cash return on cash1.15%
Gross margin£500
Cash needed£92,996
Monthly profit payback87y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.99
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 | £10,068 | £3,678 | £4,688 | £0 | £323 | £1,379 | £1,379 |
| Year 2 | £10,370 | £3,789 | £4,688 | £0 | £360 | £1,534 | £2,913 |
| Year 3 | £10,681 | £3,902 | £4,688 | £0 | £397 | £1,694 | £4,608 |
| Year 4 | £11,002 | £4,019 | £4,688 | £0 | £436 | £1,859 | £6,467 |
| Year 5 | £11,332 | £4,140 | £4,688 | £0 | £476 | £2,028 | £8,495 |
Disposal gain (gross)-£57,848
CGT£0
Net Disposal proceeds£107,648
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 profileMixed demand
Tenant profilelikely cohort2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Cardiff University · 57.8 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 · 1109 sqft
£27k–£53k
£ per sqft
building cost only
£24–£48
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£7,763–£14,417
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,199–£23,289
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history26d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£225/mo · £137/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 | 10.07% | +£89 | £92,996 | 9.1% | Low | Feasible |
| Housing-benefit rent | 7.49% | -£108 | £92,996 | -2.5% | Med | Feasible |
| Council lease | 0.00% | -£565 | £92,996 | -37.1% | Low | Feasible |
| Refurb & refinance | 10.07% | +£89 | £121,514 | 7.0% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 16.86% | +£225 | £92,996 | 16.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£174 | £189,014 | -36% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 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 let22% occupancy
£212/night ADR
Based on 4 short-let comps nearby
Rent by the room conversion upside
+£433/mo cash flow vs Rent it out if converted to Rent by the room
28.80% Return before costs on price converted vs 10.07% as-is
As-is Rent it out
Monthly profit+£71
Return before costs on price10.07%
Cash needed£36,898
If converted to Rent by the room
Monthly profit+£504
Return before costs on price28.80%
Cash needed£52,898
Δ vs Rent it out Monthly profit+£433
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
£31,952–£60,000full refurb + room split
⚠️ Capped at 60% of £100,000 asking (£60,000). Raw model: £53,155–£99,815. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,194–£10,387
- 1 × bathroom£3,426–£6,282
- Rewire£2,667–£4,666
- Replumb£2,000–£4,000
- Windows£6,666–£11,999
- Paint + decor£4,666–£8,666
- Flooring£7,333–£13,999
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score10 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£10,068
Section 24 credit£0
Annual tax due£323
Post-tax Monthly profit annual£992
Exit costs
Projected sale price (5y · 2%/yr growth)£110,408
Capital gain (pre-CGT)£10,408
Sale costs (~2.5%)£2,760
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£8,495
Rates as of Oct 2024
Acquisition costs
£92,996cash neededPurchase price£100,000
Deposit (25%)£25,000
Stamp duty+5% additional-property surcharge£5,000
Refurb£58,796
Legal + survey£1,700
Mortgage fees£2,500
Total cash neededdeposit + costs (loan covers the rest)£92,996
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Situated in a convenient and popular location, this two-bedroom terraced house offers an exciting opportunity for cash buyers, investors and renovation enthusiasts looking for a property with genuine potential. Extending to an impressive 1,109 sq ft, the property provides a generous footprint and a solid foundation for modernisation, offering scope to create an attractive family home or investment property. On entering the property, you have the hallway leading into the loung…
Floor plans
Listing metaonthemarket · Astleys - Swansea
About this listing
26 days · OnTheMarketPrice history
No price history available.
Monthly profit
+£89
Cash needed
£93K
Return after costs
1.15%
IRR
1.89%
Listed 26d ago
Station Road, Fforestfach, Swansea, Swansea
terraced · 2 bed · 1 bath · 1,109 sqft
£100,000
est £839 · 10.07% gross
EPC D
1 / 5
100/100
Strong
Real 10.07% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.07% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£100K
Return before costs
10.07%
est rent £839/monot enough comparablesRange £807–£872/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £807–£872/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£44,097–£82,314 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £75,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£89
after mortgage, operating costs & tax
Rent in£839/mo gross
£807/mo collected · £32/mo lost to voids
Where it goes
£391Mortgage£307Costs
£89/mo left as profit · 11% of rent kept
Mortgage£391
Costs£307
Management£84
Maintenance£50
Insurance£20
CapEx reserve£42
Voids + council tax£7
Ltd co. accounts£104
Tax£21
Profit+£89
Returns
Return before costs on price10.07%
Cash return on cash1.15%
Gross margin£500
Cash needed£92,996
Monthly profit payback87y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.99
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 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 | £10,068 | £3,678 | £4,688 | £0 | £323 | £1,379 | £1,379 |
| Year 2 | £10,370 | £3,789 | £4,688 | £0 | £360 | £1,534 | £2,913 |
| Year 3 | £10,681 | £3,902 | £4,688 | £0 | £397 | £1,694 | £4,608 |
| Year 4 | £11,002 | £4,019 | £4,688 | £0 | £436 | £1,859 | £6,467 |
| Year 5 | £11,332 | £4,140 | £4,688 | £0 | £476 | £2,028 | £8,495 |
Rent by the room upside
What we verified
3305
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▾
EPC~£3,000–£7,000 to upgrade to CD
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£938
Annual rental tax£250
CGT yr 5£0 · company level
5y net total£8,495
Acquisition costs
25% deposit£25,000
Stamp duty£5,000
Refurb£58,796
Legal + survey£1,700
Mortgage + broker£2,500
Cash needed£92,996
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
Situated in a convenient and popular location, this two-bedroom terraced house offers an exciting opportunity for cash buyers, investors and renovation enthusiasts looking for a property with genuine potential. Extending to an impressive 1,109 sq ft, the property provides a generous footprint and a solid foundation for modernisation, offering scope to create an attractive family home or investment property. On entering the property, you have the hallway leading into the loung…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice