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Year 5 disposal
⊞ View all 5
1/ 100
Weak
5.14% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£316/mo — significantly negative — real recurring drain
- -4.7% 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.
- 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
−£316/mo
You top up £316/mo
Price
£220K
No local sold comps to compare
Return · IRR
-4.7%/yr
Loses money over 5 years
Cash to get in
£80K
Deposit + fees + refurb
Return before costs on price 5.14%5-yr return on cash -18%Rent est. £943 (£852–£1,044)
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: £852–£1,044/mo · n=96
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£316
after mortgage, operating costs & tax
Rent in£943/mo gross
£907/mo collected · £36/mo lost to voids
Where it goes
£894Mortgage£329Costs
Outgoings exceed rent — you top up £316/mo
Mortgage£894
Costs£329
Management£94
Maintenance£50
Insurance£28
CapEx reserve£47
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£316
Returns
Return before costs on price5.14%
Cash return on cash-4.73%
Gross margin£577
Cash needed£80,317
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
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 | £11,316 | £3,951 | £10,725 | £0 | £0 | -£3,360 | -£3,360 |
| Year 2 | £11,655 | £4,070 | £10,725 | £0 | £0 | -£3,139 | -£6,500 |
| Year 3 | £12,005 | £4,192 | £10,725 | £0 | £0 | -£2,912 | -£9,412 |
| Year 4 | £12,365 | £4,318 | £10,725 | £0 | £0 | -£2,678 | -£12,089 |
| Year 5 | £12,736 | £4,447 | £10,725 | £0 | £0 | -£2,436 | -£14,525 |
Disposal gain (gross)-£4,192
CGT£0
Net Disposal proceeds£236,825
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
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 cohortGL51 · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
UWE Bristol · 53.8 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 history24d on marketno cuts yet
Strategy matrix
Rent it out wins — -£316/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 | 5.14% | -£316 | £80,317 | -18.1% | Low | Feasible |
| Housing-benefit rent | 2.99% | -£674 | £80,317 | -46.0% | Med | Feasible |
| Council lease | 0.00% | -£1,076 | £80,317 | -81.2% | Low | Feasible |
| Refurb & refinance | 5.14% | -£316 | £93,884 | -15.5% | Med | Feasible |
| Short-stay let / Airbnb | 0.40% | -£1,099 | £80,317 | -82.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £243,584 | 7% | 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 let9% occupancy
£27/night ADR
Based on 6 short-let comps nearby
Rent by the room conversion upside
+£421/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 5.14% as-is
As-is Rent it out
Monthly profit-£297
Return before costs on price5.14%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit+£421
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
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedSladewood AcademyNot applicable · Free schools special · GL5 1NL
- Not ratedUplands Community Primary SchoolPrimary · Community school · GL5 1TE
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£11,316
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,796
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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-£14,525
Rates as of Oct 2024
Acquisition costs
£80,317cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£6,417
Legal + survey£1,700
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£80,317
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Nestled in a sought after location, this charming terraced house presents an excellent opportunity for first time buyers or investors. The property boasts a spacious bedroom, a well appointed bathroom, and a living area, ideal for relaxation and entertaining guests. Additionally, the property benefits from two off road parking spaces, ensuring convenience for residents and visitors alike and a private, south easterly facing garden, with rear access. With its convenient locati…
Floor plans
Listing metaonthemarket · The Property Centre - Cheltenham
About this listing
24 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£316
Cash needed
£80K
Return after costs
-4.73%
IRR
-4.69%
Listed 24d ago
Libertus Court, Cheltenham, Gloucestershire, GL51, Cheltenham, GL51
terraced · 1 bed · 1 bath
£220,000
est £943 · 5.14% gross
1 / 5
1/100
Marginal
5.14% — verify the rent + comps locally.
5.14% Return before costs — around the area average for this property type.
Monthly profit −£316/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£220K
Return before costs
5.14%
est rent £943/monot enough comparablesRange £852–£1,044/mo (Q1–Q3)
Bedrooms
1
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: £852–£1,044/mo · n=96
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£316
after mortgage, operating costs & tax
Rent in£943/mo gross
£907/mo collected · £36/mo lost to voids
Where it goes
£894Mortgage£329Costs
Outgoings exceed rent — you top up £316/mo
Mortgage£894
Costs£329
Management£94
Maintenance£50
Insurance£28
CapEx reserve£47
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£316
Returns
Return before costs on price5.14%
Cash return on cash-4.73%
Gross margin£577
Cash needed£80,317
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
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 | £11,316 | £3,951 | £10,725 | £0 | £0 | -£3,360 | -£3,360 |
| Year 2 | £11,655 | £4,070 | £10,725 | £0 | £0 | -£3,139 | -£6,500 |
| Year 3 | £12,005 | £4,192 | £10,725 | £0 | £0 | -£2,912 | -£9,412 |
| Year 4 | £12,365 | £4,318 | £10,725 | £0 | £0 | -£2,678 | -£12,089 |
| Year 5 | £12,736 | £4,447 | £10,725 | £0 | £0 | -£2,436 | -£14,525 |
Rent by the room upside
What we verified
3207
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▾
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£2,145
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£14,525
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£6,417
Legal + survey£1,700
Mortgage + broker£4,300
Cash needed£80,317
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
Nestled in a sought after location, this charming terraced house presents an excellent opportunity for first time buyers or investors. The property boasts a spacious bedroom, a well appointed bathroom, and a living area, ideal for relaxation and entertaining guests. Additionally, the property benefits from two off road parking spaces, ensuring convenience for residents and visitors alike and a private, south easterly facing garden, with rear access. With its convenient locati…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice