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Year 5 disposal
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45/ 100
Caution
Real 8.48% return before costs but flagged risks need pricing in.
Why it works
- 8.48% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (949 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£152/mo — mildly negative — equity build may cover
- -3.3% 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
−£152/mo
You top up £152/mo
Price
£120K
No local sold comps to compare
Return · IRR
-3.3%/yr
Loses money over 5 years
Cash to get in
£53K
Deposit + fees + refurb
Return before costs on price 8.48%5-yr return on cash -11%Rent est. £848 (£825–£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: £825–£872/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£9,005–£16,808 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£152
after mortgage, operating costs & tax
Rent in£848/mo gross
£815/mo collected · £33/mo lost to voids
Where it goes
£469Mortgage£498Costs
Outgoings exceed rent — you top up £152/mo
Mortgage£469
Costs£498
Management£85
Maintenance£67
Insurance£20
CapEx reserve£42
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£152
Returns
Return before costs on price8.48%
Cash return on cash-3.45%
Gross margin£317
Cash needed£52,806
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.67
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 | £10,176 | £5,979 | £5,625 | £0 | £0 | -£1,428 | -£1,428 |
| Year 2 | £10,481 | £6,158 | £5,625 | £0 | £0 | -£1,302 | -£2,730 |
| Year 3 | £10,796 | £6,343 | £5,625 | £0 | £0 | -£1,172 | -£3,902 |
| Year 4 | £11,120 | £6,533 | £5,625 | £0 | £0 | -£1,039 | -£4,941 |
| Year 5 | £11,453 | £6,729 | £5,625 | £0 | £0 | -£901 | -£5,842 |
Disposal gain (gross)-£10,829
CGT£0
Net Disposal proceeds£129,177
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold949 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
949 yr
Extracted from listing description · verify with solicitor
Tenure & planning949 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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
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
University of Cambridge · 113.9 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 · 800 sqft
£22k–£42k
£ 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£5,600–£10,400
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,800–£16,800
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history25d on marketno cuts yet
Strategy matrix
Rent it out wins — -£152/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 | 8.48% | -£152 | £52,806 | -11.1% | Low | Feasible |
| Housing-benefit rent | 7.15% | -£306 | £52,806 | -27.0% | Med | Feasible |
| Council lease | 0.00% | -£835 | £52,806 | -97.4% | Low | Feasible |
| Refurb & refinance | 8.48% | -£152 | £63,608 | -9.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £144,808 | -0% | 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
+£427/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 8.48% as-is
As-is Rent it out
Monthly profit+£13
Return before costs on price8.48%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costs on price24.00%
Cash needed£57,898
Δ vs Rent it out Monthly profit+£427
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
£38,235–£72,000full refurb + room split
⚠️ Capped at 60% of £120,000 asking (£72,000). Raw model: £42,340–£79,730. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,802–£15,605
- 1 × bathroom£5,147–£9,437
- Rewire£2,890–£5,057
- Replumb£2,167–£4,335
- Windows£7,224–£13,004
- Paint + decor£5,057–£9,392
- Flooring£7,947–£15,171
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£10,176
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,819
Exit costs
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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-£5,842
Rates as of Oct 2024
Acquisition costs
£52,806cash neededPurchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£12,006
Legal + survey£2,000
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£52,806
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
A spacious split-level maisonette with its own private entrance, garage and an exceptionally long lease. Offered with no onward chain, this well-presented two-bedroom home provides over 800 sq ft of bright and versatile accommodation, making it an excellent first purchase, investment opportunity or downsize move. Arranged across two floors, the property enjoys generous room sizes, plentiful natural light and a practical layout throughout. Residents benefit from attractive com…
Floor plans
Listing metaonthemarket · Minors & Brady - Estate Agents - Hoveton
About this listing
25 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£152
Cash needed
£53K
Return after costs
-3.45%
IRR
-3.31%
Listed 25d ago
Neville Road, Sutton, Sutton
flat · 2 bed · 1 bath · 800 sqft
£120,000
est £848 · 8.48% gross
Leasehold 949yrEPC C
1 / 5
45/100
Caution
8.48% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.48% Return before costs — above-market
Price
£120K
Return before costs
8.48%
est rent £848/monot enough comparablesRange £825–£872/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £825–£872/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£9,005–£16,808 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£152
after mortgage, operating costs & tax
Rent in£848/mo gross
£815/mo collected · £33/mo lost to voids
Where it goes
£469Mortgage£498Costs
Outgoings exceed rent — you top up £152/mo
Mortgage£469
Costs£498
Management£85
Maintenance£67
Insurance£20
CapEx reserve£42
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£152
Returns
Return before costs on price8.48%
Cash return on cash-3.45%
Gross margin£317
Cash needed£52,806
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.67
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 | £10,176 | £5,979 | £5,625 | £0 | £0 | -£1,428 | -£1,428 |
| Year 2 | £10,481 | £6,158 | £5,625 | £0 | £0 | -£1,302 | -£2,730 |
| Year 3 | £10,796 | £6,343 | £5,625 | £0 | £0 | -£1,172 | -£3,902 |
| Year 4 | £11,120 | £6,533 | £5,625 | £0 | £0 | -£1,039 | -£4,941 |
| Year 5 | £11,453 | £6,729 | £5,625 | £0 | £0 | -£901 | -£5,842 |
Rent by the room upside
What we verified
4205
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining949 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
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£1,125
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,842
Acquisition costs
25% deposit£30,000
Stamp duty£6,000
Refurb£12,006
Legal + survey£2,000
Mortgage + broker£2,800
Cash needed£52,806
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 spacious split-level maisonette with its own private entrance, garage and an exceptionally long lease. Offered with no onward chain, this well-presented two-bedroom home provides over 800 sq ft of bright and versatile accommodation, making it an excellent first purchase, investment opportunity or downsize move. Arranged across two floors, the property enjoys generous room sizes, plentiful natural light and a practical layout throughout. Residents benefit from attractive com…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice