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Year 5 disposal
⊞ View all 5
0/ 100
Weak
5.36% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£511/mo — heavily negative — needs monthly capital injection
- -5.7% 5y IRR — capital outlay disproportionate to returns
- 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
−£511/mo
You top up £511/mo
Price
£298K
No local sold comps to compare
Return · IRR
-5.7%/yr
Loses money over 5 years
Cash to get in
£113K
Deposit + fees + refurb
Return before costs on price 5.36%5-yr return on cash -22%Rent est. £1,331 (£1,273–£1,392)
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: £1,273–£1,392/mo · n=103
Financing
DepositYour cash in — the rest is the mortgage25% · £74,488
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 (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £223,462.5 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£511
after mortgage, operating costs & tax
Rent in£1,331/mo gross
£1,280/mo collected · £51/mo lost to voids
Where it goes
£1,210Mortgage£580Costs
Outgoings exceed rent — you top up £511/mo
Mortgage£1,210
Costs£580
Management£133
Maintenance£67
Insurance£28
CapEx reserve£67
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£511
Returns
Return before costs on price5.36%
Cash return on cash-5.42%
Gross margin£699
Cash needed£113,041
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.06
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 | £15,972 | £6,964 | £14,525 | £0 | £0 | -£5,517 | -£5,517 |
| Year 2 | £16,451 | £7,173 | £14,525 | £0 | £0 | -£5,247 | -£10,763 |
| Year 3 | £16,945 | £7,388 | £14,525 | £0 | £0 | -£4,968 | -£15,732 |
| Year 4 | £17,453 | £7,610 | £14,525 | £0 | £0 | -£4,682 | -£20,413 |
| Year 5 | £17,977 | £7,838 | £14,525 | £0 | £0 | -£4,386 | -£24,800 |
Disposal gain (gross)-£10,297
CGT£0
Net Disposal proceeds£320,737
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortHP13 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 26 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 history25d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — -£260/mo · £250/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 | 5.36% | -£511 | £113,041 | -21.9% | Low | Feasible |
| Housing-benefit rent | 2.49% | -£1,132 | £113,041 | -57.2% | Med | Feasible |
| Council lease | 0.00% | -£1,585 | £113,041 | -85.3% | Low | Feasible |
| Refurb & refinance | 5.36% | -£511 | £132,244 | -18.8% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 9.50% | -£260 | £113,041 | -10.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £335,340 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context487 active short-lets nearby
Short-let market context
- 487 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 let68% occupancy
£114/night ADR
Based on 18 short-let comps nearby
Rent by the room conversion upside
+£135/mo cash flow vs Rent it out if converted to Rent by the room
9.67% Return before costs on price converted vs 5.36% as-is
As-is Rent it out
Monthly profit-£287
Return before costs on price5.36%
Cash needed£86,386
If converted to Rent by the room
Monthly profit-£151
Return before costs on price9.67%
Cash needed£102,386
Δ vs Rent it out Monthly profit+£135
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£58,230–£103,995full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
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
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodGreat Gaddesden Church of England Primary SchoolPrimary · Voluntary aided school · HP1 3BT
- GoodLaureate AcademySecondary · Academy sponsor led · HP1 3DW
- Not ratedGade Valley Primary SchoolPrimary · Community school · HP1 3DT
- Not ratedGalley Hill Primary School and NurseryPrimary · Community school · HP1 3JY
- Not ratedSt Cuthbert Mayne Voluntary Catholic Junior AcademyPrimary · Academy converter · HP1 3EA
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£15,972
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,131
Exit costs
Projected sale price (5y · 2%/yr growth)£328,961
Capital gain (pre-CGT)£31,011
Sale costs (~2.5%)£8,224
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-£24,800
Rates as of Oct 2024
Acquisition costs
£113,041cash neededPurchase price£297,950
Deposit (25%)£74,488
Stamp duty+5% additional-property surcharge£19,795
Refurb£10,764
Legal + survey£2,525
Mortgage fees£5,469
Total cash neededdeposit + costs (loan covers the rest)£113,041
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
TWO-BEDROOM PENTHOUSE | BRAND-NEW BOUTIQUE DEVELOPMENT | PRIVATE BALCONY | SPECTACULAR FEATURE WINDOW | HIGH-SPECIFICATION FINISH | PARKING
PROPERTY DESCRIPTION:
A striking two-bedroom penthouse apartment forming part of Spencer Close, an exclusive new development of just eight beautifully finished homes in High Wycombe.
Occupying the second and uppermost floor, this is one of the standout apartments within the development. Its impressive triangular feature window immediat…
Floor plans
Listing metaonthemarket · Bucks Property - London
About this listing
25 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£511
Cash needed
£113K
Return after costs
-5.42%
IRR
-5.75%
Listed 25d ago
Spencer Close, High Wycombe, HP13, High Wycombe, HP13
flat · 2 bed · 1 bath
£297,950
est £1,331 · 5.36% gross
1 / 5
0/100
Marginal
5.36% — verify the rent + comps locally.
5.36% Return before costs — around the area average for this property type.
Monthly profit −£511/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£298K
Return before costs
5.36%
est rent £1,331/mo103 comps within 1 kmRange £1,273–£1,392/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: £1,273–£1,392/mo · n=103
Financing
DepositYour cash in — the rest is the mortgage25% · £74,488
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 (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £223,462.5 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£511
after mortgage, operating costs & tax
Rent in£1,331/mo gross
£1,280/mo collected · £51/mo lost to voids
Where it goes
£1,210Mortgage£580Costs
Outgoings exceed rent — you top up £511/mo
Mortgage£1,210
Costs£580
Management£133
Maintenance£67
Insurance£28
CapEx reserve£67
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£511
Returns
Return before costs on price5.36%
Cash return on cash-5.42%
Gross margin£699
Cash needed£113,041
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.06
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context487 active short-lets nearby
Short-let market context
- 487 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 | £15,972 | £6,964 | £14,525 | £0 | £0 | -£5,517 | -£5,517 |
| Year 2 | £16,451 | £7,173 | £14,525 | £0 | £0 | -£5,247 | -£10,763 |
| Year 3 | £16,945 | £7,388 | £14,525 | £0 | £0 | -£4,968 | -£15,732 |
| Year 4 | £17,453 | £7,610 | £14,525 | £0 | £0 | -£4,682 | -£20,413 |
| Year 5 | £17,977 | £7,838 | £14,525 | £0 | £0 | -£4,386 | -£24,800 |
Rent by the room upside
What we verified
2307
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 + 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£2,905
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£24,800
Acquisition costs
25% deposit£74,488
Stamp duty£19,795
Refurb£10,764
Legal + survey£2,525
Mortgage + broker£5,469
Cash needed£113,041
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
TWO-BEDROOM PENTHOUSE | BRAND-NEW BOUTIQUE DEVELOPMENT | PRIVATE BALCONY | SPECTACULAR FEATURE WINDOW | HIGH-SPECIFICATION FINISH | PARKING
PROPERTY DESCRIPTION:
A striking two-bedroom penthouse apartment forming part of Spencer Close, an exclusive new development of just eight beautifully finished homes in High Wycombe.
Occupying the second and uppermost floor, this is one of the standout apartments within the development. Its impressive triangular feature window immediat…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice