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Year 5 disposal
⊞ View all 5
0/ 100
Weak
4.77% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£374/mo — significantly negative — real recurring drain
- -4.4% 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
−£374/mo
You top up £374/mo
Price
£275K
No local sold comps to compare
Return · IRR
-4.4%/yr
Loses money over 5 years
Cash to get in
£104K
Deposit + fees + refurb
Return before costs on price 4.77%5-yr return on cash -16%Rent est. £1,094 (£1,070–£1,119)
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: £1,070–£1,119/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £68,750
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £206,250 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£374
after mortgage, operating costs & tax
Rent in£1,094/mo gross
£1,052/mo collected · £42/mo lost to voids
Where it goes
£1,074Mortgage£352Costs
Outgoings exceed rent — you top up £374/mo
Mortgage£1,074
Costs£352
Management£109
Maintenance£50
Insurance£28
CapEx reserve£55
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£374
Returns
Return before costs on price4.77%
Cash return on cash-4.31%
Gross margin£700
Cash needed£104,289
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.94
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 | £13,128 | £4,223 | £12,891 | £0 | £0 | -£3,986 | -£3,986 |
| Year 2 | £13,522 | £4,350 | £12,891 | £0 | £0 | -£3,719 | -£7,705 |
| Year 3 | £13,927 | £4,480 | £12,891 | £0 | £0 | -£3,444 | -£11,148 |
| Year 4 | £14,345 | £4,615 | £12,891 | £0 | £0 | -£3,160 | -£14,308 |
| Year 5 | £14,776 | £4,753 | £12,891 | £0 | £0 | -£2,868 | -£17,176 |
Disposal gain (gross)-£9,382
CGT£0
Net Disposal proceeds£296,032
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
UWE Bristol · 42.9 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 — +£1,553/mo · £1,927/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 | 4.77% | -£374 | £104,289 | -16.5% | Low | Feasible |
| Housing-benefit rent | 3.15% | -£723 | £104,289 | -37.0% | Med | Feasible |
| Council lease | 0.00% | -£1,256 | £104,289 | -72.9% | Low | Feasible |
| Refurb & refinance | 4.77% | -£374 | £122,345 | -14.0% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 23.08% | +£1,553 | £104,289 | 98.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £309,720 | 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 let85% occupancy
£205/night ADR
Based on 6 short-let comps nearby
Rent by the room conversion upside
+£328/mo cash flow vs Rent it out if converted to Rent by the room
10.47% Return before costs on price converted vs 4.77% as-is
As-is Rent it out
Monthly profit-£389
Return before costs on price4.77%
Cash needed£80,648
If converted to Rent by the room
Monthly profit-£62
Return before costs on price10.47%
Cash needed£96,648
Δ vs Rent it out Monthly profit+£328
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,390–£90,830full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
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£13,128
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,491
Exit costs
Projected sale price (5y · 2%/yr growth)£303,622
Capital gain (pre-CGT)£28,622
Sale costs (~2.5%)£7,591
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-£17,176
Rates as of Oct 2024
Acquisition costs
£104,289cash neededPurchase price£275,000
Deposit (25%)£68,750
Stamp duty+5% additional-property surcharge£17,500
Refurb£10,764
Legal + survey£2,150
Mortgage fees£5,125
Total cash neededdeposit + costs (loan covers the rest)£104,289
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
*Two Bedroom End of Terrace House with Open Plan Living, South/Westerly Facing Garden, Garage & Off Road Parking*
Murdock & Wasley Estate Agents are delighted to present this beautifully maintained two bedroom end-of-terrace house, ideally situated in a popular and convenient location. The property benefits from close proximity to a wide range of excellent local amenities, making it perfect for first-time buyers, investors, or those looking to downsize.
Lovingly updated by…
Floor plans
Listing metaonthemarket · Murdock & Wasley Estate Agents - Longlevens
About this listing
25 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£374
Cash needed
£104K
Return after costs
-4.31%
IRR
-4.44%
Listed 25d ago
Birchwood Fields, Tuffley, Gloucester, Gloucester
terraced · 2 bed · 2 bath
£275,000
est £1,094 · 4.77% gross
EPC D
1 / 5
0/100
Marginal
4.77% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£275K
Return before costs
4.77%
est rent £1,094/monot enough comparablesRange £1,070–£1,119/mo (Q1–Q3)
Bedrooms
2
2 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: £1,070–£1,119/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £68,750
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £206,250 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£374
after mortgage, operating costs & tax
Rent in£1,094/mo gross
£1,052/mo collected · £42/mo lost to voids
Where it goes
£1,074Mortgage£352Costs
Outgoings exceed rent — you top up £374/mo
Mortgage£1,074
Costs£352
Management£109
Maintenance£50
Insurance£28
CapEx reserve£55
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£374
Returns
Return before costs on price4.77%
Cash return on cash-4.31%
Gross margin£700
Cash needed£104,289
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.94
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 | £13,128 | £4,223 | £12,891 | £0 | £0 | -£3,986 | -£3,986 |
| Year 2 | £13,522 | £4,350 | £12,891 | £0 | £0 | -£3,719 | -£7,705 |
| Year 3 | £13,927 | £4,480 | £12,891 | £0 | £0 | -£3,444 | -£11,148 |
| Year 4 | £14,345 | £4,615 | £12,891 | £0 | £0 | -£3,160 | -£14,308 |
| Year 5 | £14,776 | £4,753 | £12,891 | £0 | £0 | -£2,868 | -£17,176 |
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£2,578
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£17,176
Acquisition costs
25% deposit£68,750
Stamp duty£17,500
Refurb£10,764
Legal + survey£2,150
Mortgage + broker£5,125
Cash needed£104,289
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 End of Terrace House with Open Plan Living, South/Westerly Facing Garden, Garage & Off Road Parking*
Murdock & Wasley Estate Agents are delighted to present this beautifully maintained two bedroom end-of-terrace house, ideally situated in a popular and convenient location. The property benefits from close proximity to a wide range of excellent local amenities, making it perfect for first-time buyers, investors, or those looking to downsize.
Lovingly updated by…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice