Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 5
20/ 100
Weak
11.64% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 11.64% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Lease 61 yrs — mortgageability risk
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£14/mo — mildly negative — equity build may cover
- 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
−£14/mo
You top up £14/mo
Price
£90K
No local sold comps to compare
Return · IRR
0.4%/yr
Modest annualised return
Cash to get in
£81K
Deposit + fees + refurb
Return before costs on price 11.64%5-yr return on cash 3%Rent est. £873 (£805–£947)
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: £805–£947/mo · n=36
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 (£37,028–£69,118 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£14
after mortgage, operating costs & tax
Rent in£873/mo gross
£839/mo collected · £34/mo lost to voids
Where it goes
£352Mortgage£502Costs
Outgoings exceed rent — you top up £14/mo
Mortgage£352
Costs£502
Management£87
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£14
Returns
Return before costs on price11.64%
Cash return on cash-0.21%
Gross margin£337
Cash needed£80,720
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.30
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 | £10,476 | £6,024 | £4,219 | £0 | £44 | £189 | £189 |
| Year 2 | £10,790 | £6,205 | £4,219 | £0 | £70 | £297 | £486 |
| Year 3 | £11,114 | £6,391 | £4,219 | £0 | £96 | £408 | £895 |
| Year 4 | £11,447 | £6,582 | £4,219 | £0 | £123 | £523 | £1,418 |
| Year 5 | £11,791 | £6,780 | £4,219 | £0 | £151 | £641 | £2,059 |
Disposal gain (gross)-£48,987
CGT£0
Net Disposal proceeds£96,883
What we verified
What we verified
21262 ok · 1 caution · 2 fail · 6 unknown
Legal & planning
Leasehold61 yr
Tenure & planning61 yr
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohort1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University College London · 46.7 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
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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
Rent it out wins — -£14/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 | 11.64% | -£14 | £80,720 | 2.6% | Low | Feasible |
| Housing-benefit rent | 9.31% | -£202 | £80,720 | -10.1% | Med | Feasible |
| Council lease | 0.00% | -£718 | £80,720 | -55.0% | Low | Feasible |
| Refurb & refinance | 11.64% | -£14 | £104,968 | 2.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £165,618 | -35% | 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
+£411/mo cash flow vs Rent it out if converted to Rent by the room
32.00% Return before costs on price converted vs 11.64% as-is
As-is Rent it out
Monthly profit+£125
Return before costs on price11.64%
Cash needed£34,398
If converted to Rent by the room
Monthly profit+£536
Return before costs on price32.00%
Cash needed£50,398
Δ vs Rent it out Monthly profit+£411
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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£10,476
Section 24 credit£0
Annual tax due£44
Post-tax Monthly profit annual-£214
Exit costs
Projected sale price (5y · 2%/yr growth)£99,367
Capital gain (pre-CGT)£9,367
Sale costs (~2.5%)£2,484
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£2,059
Rates as of Oct 2024
Acquisition costs
£80,720cash neededPurchase price£90,000
Deposit (25%)£22,500
Stamp duty+5% additional-property surcharge£4,500
Refurb£49,370
Legal + survey£2,000
Mortgage fees£2,350
Total cash neededdeposit + costs (loan covers the rest)£80,720
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SOLD VIA MODERN AUCTION | STARTING BID £100,000 | CASH BUYERS ONLY.
Located in the ever-popular Maidenhall area of Luton, this ground floor one-bedroom maisonette on Malham Close offers an excellent opportunity for cash buyers and investors looking for a property with genuine potential. The accommodation comprises a good-sized bedroom, bathroom and separate reception room, with the ground floor position providing easy access throughout. The property also benefits from a priv…
Floor plans
Listing metaonthemarket · Robinsons - Dunstable
About this listing
25 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£14
Cash needed
£81K
Return after costs
-0.21%
IRR
0.39%
Listed 25d ago
Malham Close, Luton, Luton
flat · 1 bed · 1 bath
£90,000
est £873 · 11.64% gross
Chain freeLeasehold 61yr
1 / 5
20/100
Marginal
11.64% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.64% Return before costs — above-market
Lease 61 yrs — mortgage risk
Chain free
Price
£90K
Return before costs
11.64%
est rent £873/monot enough comparablesRange £805–£947/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Lease — 61 yrs
Below 80 yrs — extend before remortgage or exit
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: £805–£947/mo · n=36
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 (£37,028–£69,118 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£14
after mortgage, operating costs & tax
Rent in£873/mo gross
£839/mo collected · £34/mo lost to voids
Where it goes
£352Mortgage£502Costs
Outgoings exceed rent — you top up £14/mo
Mortgage£352
Costs£502
Management£87
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£14
Returns
Return before costs on price11.64%
Cash return on cash-0.21%
Gross margin£337
Cash needed£80,720
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.30
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 | £10,476 | £6,024 | £4,219 | £0 | £44 | £189 | £189 |
| Year 2 | £10,790 | £6,205 | £4,219 | £0 | £70 | £297 | £486 |
| Year 3 | £11,114 | £6,391 | £4,219 | £0 | £96 | £408 | £895 |
| Year 4 | £11,447 | £6,582 | £4,219 | £0 | £123 | £523 | £1,418 |
| Year 5 | £11,791 | £6,780 | £4,219 | £0 | £151 | £641 | £2,059 |
Rent by the room upside
What we verified
2216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining61 yr
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 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£844
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,059
Acquisition costs
25% deposit£22,500
Stamp duty£4,500
Refurb£49,370
Legal + survey£2,000
Mortgage + broker£2,350
Cash needed£80,720
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
SOLD VIA MODERN AUCTION | STARTING BID £100,000 | CASH BUYERS ONLY.
Located in the ever-popular Maidenhall area of Luton, this ground floor one-bedroom maisonette on Malham Close offers an excellent opportunity for cash buyers and investors looking for a property with genuine potential. The accommodation comprises a good-sized bedroom, bathroom and separate reception room, with the ground floor position providing easy access throughout. The property also benefits from a priv…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice