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Year 5 disposal
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100/ 100
Strong
Strong investment fundamentals.
Why it works
- 14.80% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (999 yrs) — no short-lease drag
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Auction lot — bridging-only finance, 28-day completion
- Service charge unknown — could swing £100-300/mo
- -0.2% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£3/mo
Barely breaks even each month
Price
£63K
No local sold comps to compare
Return · IRR
-0.2%/yr
Loses money over 5 years
Cash to get in
£35K
Deposit + fees + refurb
Return before costs on price 14.80%5-yr return on cash 7%Rent est. £777 (£713–£847)
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: £713–£847/mo · n=34
Financing
DepositYour cash in — the rest is the mortgage25% · £15,750
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £47,250 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
+£3
after mortgage, operating costs & tax
Rent in£777/mo gross
£747/mo collected · £30/mo lost to voids
Where it goes
£256Mortgage£488Costs
£3/mo left as profit · 0% of rent kept
Mortgage£256
Costs£488
Management£78
Maintenance£67
Insurance£20
CapEx reserve£39
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£1
Profit+£3
Returns
Return before costs on price14.80%
Cash return on cash0.09%
Gross margin£259
Cash needed£34,805
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.92
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 | £9,324 | £5,855 | £3,071 | £0 | £76 | £322 | £322 |
| Year 2 | £9,604 | £6,030 | £3,071 | £0 | £95 | £407 | £729 |
| Year 3 | £9,892 | £6,211 | £3,071 | £0 | £116 | £493 | £1,223 |
| Year 4 | £10,189 | £6,397 | £3,071 | £0 | £137 | £583 | £1,806 |
| Year 5 | £10,494 | £6,589 | £3,071 | £0 | £158 | £676 | £2,481 |
Disposal gain (gross)-£12,292
CGT£0
Net Disposal proceeds£67,818
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold999 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
999 yr
Extracted from listing description · verify with solicitor
Tenure & planning999 yr
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 1
Lender impact
1st 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 constraintsCADW 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
Wales uses a separate schools register — GIAS (the source we use for England) doesn't cover it.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortSA6 6BP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Cardiff University · 56.5 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
Council lease wins — +£94/mo · £91/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 | 14.80% | +£3 | £34,805 | 7.1% | Low | Feasible |
| Housing-benefit rent | 10.46% | -£219 | £34,805 | -29.6% | Med | Feasible |
| ⭐ Council lease | 14.80% | +£94 | £34,805 | 19.4% | Low | Feasible |
| Refurb & refinance | 14.80% | +£3 | £42,739 | 5.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £84,894 | -12% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Swansea · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swansea
- LHA monthly cap:
- £549
- Scheme type:
- leasing
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
+£474/mo cash flow vs Rent it out if converted to Rent by the room
45.71% Return before costs on price converted vs 14.80% as-is
As-is Rent it out
Monthly profit+£147
Return before costs on price14.80%
Cash needed£27,648
If converted to Rent by the room
Monthly profit+£621
Return before costs on price45.71%
Cash needed£43,648
Δ vs Rent it out Monthly profit+£474
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
£37,800
Range: £32,130 – £43,470
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£20,076–£37,800full refurb + room split
⚠️ Capped at 60% of £63,000 asking (£37,800). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£4,063–£8,126
- 1 × bathroom£2,681–£4,914
- Rewire£1,524–£2,666
- Replumb£1,143–£2,285
- Windows£3,809–£6,856
- Paint + decor£2,666–£4,952
- Flooring£4,190–£7,999
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
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- Not ratedCwmrhydyceirw Primary SchoolNot applicable · Welsh establishment · SA6 6LL
- Not ratedGlyncollen Primary SchoolNot applicable · Welsh establishment · SA6 6QF
- Not ratedMorriston Comprehensive SchoolNot applicable · Welsh establishment · SA6 6NH
- Not ratedOneschool Global Uk Swansea CampusNot applicable · Welsh establishment · SA6 6JA
- Not ratedPentre'r Graig Primary SchoolNot applicable · Welsh establishment · SA6 6HZ
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£9,324
Section 24 credit£0
Annual tax due£76
Post-tax Monthly profit annual-£36
Exit costs
Projected sale price (5y · 2%/yr growth)£69,557
Capital gain (pre-CGT)£6,557
Sale costs (~2.5%)£1,739
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£2,481
Rates as of Oct 2024
Acquisition costs
£34,805cash neededPurchase price£63,000
Deposit (25%)£15,750
Stamp duty+4% higher-rate surcharge£3,150
Refurb£11,960
Legal + survey£2,000
Mortgage fees£1,945
Total cash neededdeposit + costs (loan covers the rest)£34,805
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
*ONLINE AUCTION*
Guide Price: £63,000
For sale online from 07/10/2026 12:00.
AUCTION REGISTRATION IS NOW OPEN. ALL BIDDERS PAY A HOLDING FEE IN ORDER TO BID IN THE ONLINE AUCTION.THE WINNING BIDDER WILL BE REQUIRED TO PAY THE DEPOSIT WHICH IS 10% OF THE FINAL BID AND THEIR HOLDING FEE IS RETAINED BY THE AUCTIONEERS. IF SOLD PRIOR TO AUCTION NO HOLDING FEE APPLIES BUT A BUYERS' PREMIUM IS REQUIRED TO EXCHANGE. COMPLETION WILL BE 28 DAYS AFTER EXCHANGE. (UNLESS STATED DI…
Floor plans
Listing metaonthemarket · The Property Auction House - Swansea
About this listing
25 days · OnTheMarketPrice history
5-year price trend
Monthly profit
+£3
Cash needed
£35K
Return after costs
0.09%
IRR
-0.17%
Listed 25d ago
8 Furze Crescent, Morriston, Swansea, West Glamorgan, SA6 6BP, Swansea, SA6 6BP
flat · 2 bed · 1 bath
£63,000
est £777 · 14.80% gross
Leasehold 999yrEPC D
1 / 5
100/100
Strong
Real 14.80% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
14.80% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£63K
Return before costs
14.80%
est rent £777/monot enough comparablesRange £713–£847/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
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: £713–£847/mo · n=34
Financing
DepositYour cash in — the rest is the mortgage25% · £15,750
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £47,250 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
+£3
after mortgage, operating costs & tax
Rent in£777/mo gross
£747/mo collected · £30/mo lost to voids
Where it goes
£256Mortgage£488Costs
£3/mo left as profit · 0% of rent kept
Mortgage£256
Costs£488
Management£78
Maintenance£67
Insurance£20
CapEx reserve£39
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£1
Profit+£3
Returns
Return before costs on price14.80%
Cash return on cash0.09%
Gross margin£259
Cash needed£34,805
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.92
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Swansea · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swansea
- LHA monthly cap:
- £549
- Scheme type:
- leasing
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £9,324 | £5,855 | £3,071 | £0 | £76 | £322 | £322 |
| Year 2 | £9,604 | £6,030 | £3,071 | £0 | £95 | £407 | £729 |
| Year 3 | £9,892 | £6,211 | £3,071 | £0 | £116 | £493 | £1,223 |
| Year 4 | £10,189 | £6,397 | £3,071 | £0 | £137 | £583 | £1,806 |
| Year 5 | £10,494 | £6,589 | £3,071 | £0 | £158 | £676 | £2,481 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining999 yr
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 · 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£614
Annual rental tax£8
CGT yr 5£0 · company level
5y net total£2,481
Acquisition costs
25% deposit£15,750
Stamp duty£3,150
Refurb£11,960
Legal + survey£2,000
Mortgage + broker£1,945
Cash needed£34,805
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
*ONLINE AUCTION*
Guide Price: £63,000
For sale online from 07/10/2026 12:00.
AUCTION REGISTRATION IS NOW OPEN. ALL BIDDERS PAY A HOLDING FEE IN ORDER TO BID IN THE ONLINE AUCTION.THE WINNING BIDDER WILL BE REQUIRED TO PAY THE DEPOSIT WHICH IS 10% OF THE FINAL BID AND THEIR HOLDING FEE IS RETAINED BY THE AUCTIONEERS. IF SOLD PRIOR TO AUCTION NO HOLDING FEE APPLIES BUT A BUYERS' PREMIUM IS REQUIRED TO EXCHANGE. COMPLETION WILL BE 28 DAYS AFTER EXCHANGE. (UNLESS STATED DI…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice