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Year 5 disposal
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85/ 100
Strong
Strong investment fundamentals.
Why it works
- 10.11% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- 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
+£81/mo
Barely breaks even each month
Price
£161K
No local sold comps to compare
Return · IRR
1.8%/yr
Modest annualised return
Cash to get in
£61K
Deposit + fees + refurb
Return before costs on price 10.11%5-yr return on cash 16%Rent est. £1,357 (£1,333–£1,381)
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: £1,333–£1,381/mo · n=33
Financing
DepositYour cash in — the rest is the mortgage25% · £40,250
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £120,750 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
+£81
after mortgage, operating costs & tax
Rent in£1,357/mo gross
£1,305/mo collected · £52/mo lost to voids
Where it goes
£629Mortgage£576Costs
£81/mo left as profit · 6% of rent kept
Mortgage£629
Costs£576
Management£136
Maintenance£67
Insurance£20
CapEx reserve£68
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£19
Profit+£81
Returns
Return before costs on price10.11%
Cash return on cash1.59%
Gross margin£729
Cash needed£60,852
Monthly profit payback62y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.99
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 | £16,284 | £6,915 | £7,547 | £0 | £346 | £1,477 | £1,477 |
| Year 2 | £16,773 | £7,122 | £7,547 | £0 | £400 | £1,704 | £3,180 |
| Year 3 | £17,276 | £7,336 | £7,547 | £0 | £455 | £1,938 | £5,118 |
| Year 4 | £17,794 | £7,556 | £7,547 | £0 | £511 | £2,180 | £7,299 |
| Year 5 | £18,328 | £7,782 | £7,547 | £0 | £570 | £2,428 | £9,727 |
Disposal gain (gross)-£4,874
CGT£0
Net Disposal proceeds£173,313
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
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
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
Queen Mary · 45.9 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
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 — +£81/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 | 10.11% | +£81 | £60,852 | 16.0% | Low | Feasible |
| Housing-benefit rent | 4.27% | -£577 | £60,852 | -51.9% | Med | Feasible |
| Council lease | 0.00% | -£995 | £60,852 | -100.3% | Low | Feasible |
| Refurb & refinance | 10.11% | +£81 | £71,469 | 13.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £180,754 | 6% | 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
+£93/mo cash flow vs Rent it out if converted to Rent by the room
17.89% Return before costs on price converted vs 10.11% as-is
As-is Rent it out
Monthly profit+£218
Return before costs on price10.11%
Cash needed£52,148
If converted to Rent by the room
Monthly profit+£311
Return before costs on price17.89%
Cash needed£68,148
Δ vs Rent it out Monthly profit+£93
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£16,284
Section 24 credit£0
Annual tax due£346
Post-tax Monthly profit annual£850
Exit costs
Projected sale price (5y · 2%/yr growth)£177,757
Capital gain (pre-CGT)£16,757
Sale costs (~2.5%)£4,444
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£9,727
Rates as of Oct 2024
Acquisition costs
£60,852cash neededPurchase price£161,000
Deposit (25%)£40,250
Stamp duty+5% additional-property surcharge£8,770
Refurb£6,417
Legal + survey£2,000
Mortgage fees£3,415
Total cash neededdeposit + costs (loan covers the rest)£60,852
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY This Is a First Homes Discounted Market Sale Property,This property is offered for sale under the Government's First Homes scheme, providing eligible first time buyers with a discounted market sale home. The property is sold at a 30% discount to market value.This discount applies to all future sale
DESCRIPTION This Is a First Homes Discounted Market Sale PropertyThis property is offered for sale under the Government's First Homes scheme, providing eligible first time…
Floor plans
Listing metaonthemarket · William H Brown - Chelmsford
About this listing
25 days · OnTheMarketPrice history
No price history available.
Monthly profit
+£81
Cash needed
£61K
Return after costs
1.59%
IRR
1.83%
Listed 25d ago
Philip Whitehead Road, Chelmsford Garden, CHELMSFORD, Chelmsford
flat · 1 bed · 1 bath
£161,000
est £1,357 · 10.11% gross
1 / 5
85/100
Strong
Real 10.11% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.11% Return before costs — above-market
Price
£161K
Return before costs
10.11%
est rent £1,357/monot enough comparablesRange £1,333–£1,381/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
—
Energy rating
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: £1,333–£1,381/mo · n=33
Financing
DepositYour cash in — the rest is the mortgage25% · £40,250
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £120,750 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
+£81
after mortgage, operating costs & tax
Rent in£1,357/mo gross
£1,305/mo collected · £52/mo lost to voids
Where it goes
£629Mortgage£576Costs
£81/mo left as profit · 6% of rent kept
Mortgage£629
Costs£576
Management£136
Maintenance£67
Insurance£20
CapEx reserve£68
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£19
Profit+£81
Returns
Return before costs on price10.11%
Cash return on cash1.59%
Gross margin£729
Cash needed£60,852
Monthly profit payback62y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.99
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 | £16,284 | £6,915 | £7,547 | £0 | £346 | £1,477 | £1,477 |
| Year 2 | £16,773 | £7,122 | £7,547 | £0 | £400 | £1,704 | £3,180 |
| Year 3 | £17,276 | £7,336 | £7,547 | £0 | £455 | £1,938 | £5,118 |
| Year 4 | £17,794 | £7,556 | £7,547 | £0 | £511 | £2,180 | £7,299 |
| Year 5 | £18,328 | £7,782 | £7,547 | £0 | £570 | £2,428 | £9,727 |
Rent by the room upside
What we verified
2306
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 · 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£1,509
Annual rental tax£227
CGT yr 5£0 · company level
5y net total£9,727
Acquisition costs
25% deposit£40,250
Stamp duty£8,770
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£3,415
Cash needed£60,852
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
SUMMARY This Is a First Homes Discounted Market Sale Property,This property is offered for sale under the Government's First Homes scheme, providing eligible first time buyers with a discounted market sale home. The property is sold at a 30% discount to market value.This discount applies to all future sale
DESCRIPTION This Is a First Homes Discounted Market Sale PropertyThis property is offered for sale under the Government's First Homes scheme, providing eligible first time…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice