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Year 5 disposal
⊞ View all 5
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£702/mo — heavily negative — needs monthly capital injection
- 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
−£702/mo
You top up £702/mo
Price
£86K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
£41K
Deposit + fees + refurb
5-yr return on cash -107%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £21,375
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £64,125 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£702
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£347Mortgage£355Costs
Outgoings exceed rent — you top up £702/mo
Mortgage£347
Costs£355
Maintenance£50
Insurance£20
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£702
Returns
Return before costs on price0.00%
Cash return on cash-20.70%
Gross margin-£355
Cash needed£40,697
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £4,258 | £4,168 | £0 | £0 | -£8,426 | -£8,426 |
| Year 2 | £0 | £4,386 | £4,168 | £0 | £0 | -£8,554 | -£16,980 |
| Year 3 | £0 | £4,517 | £4,168 | £0 | £0 | -£8,685 | -£25,665 |
| Year 4 | £0 | £4,653 | £4,168 | £0 | £0 | -£8,821 | -£34,486 |
| Year 5 | £0 | £4,792 | £4,168 | £0 | £0 | -£8,961 | -£43,447 |
Disposal gain (gross)-£10,500
CGT£0
Net Disposal proceeds£92,039
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortMK7 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Oxford Brookes · 47.8 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
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 — -£697/mo · £6/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 | 0.00% | -£702 | £40,697 | -106.8% | Low | Feasible |
| Housing-benefit rent | 0.00% | -£708 | £40,697 | -107.6% | Med | Feasible |
| ⭐ Council lease | 0.00% | -£697 | £40,697 | -105.9% | Low | Feasible |
| Refurb & refinance | 0.00% | -£702 | £49,278 | -88.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£349 | £106,845 | -4% | 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
+£1,087/mo cash flow vs Rent it out if converted to Rent by the room
33.68% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£537
Return before costs on price0.00%
Cash needed£33,273
If converted to Rent by the room
Monthly profit+£550
Return before costs on price33.68%
Cash needed£49,273
Δ vs Rent it out Monthly profit+£1,087
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 34% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 31% (49 decisions)
≈0.0% within 50 m vs 35% policy
£27,246–£51,300full refurb + room split
⚠️ Capped at 60% of £85,500 asking (£51,300). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,514–£11,028
- 1 × bathroom£3,638–£6,669
- Rewire£2,068–£3,619
- Replumb£1,551–£3,102
- Windows£5,170–£9,305
- Paint + decor£3,619–£6,720
- Flooring£5,687–£10,856
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
Article 4 Direction relating to Houses in Multiple Occupation (HIMO) - Immediate direction
≈0.0% within 50 m vs 35% policy
Tax treatment
Annual gross rent£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,426
Exit costs
Projected sale price (5y · 2%/yr growth)£94,399
Capital gain (pre-CGT)£8,899
Sale costs (~2.5%)£2,360
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-£43,447
Rates as of Oct 2024
Acquisition costs
£40,697cash neededPurchase price£85,500
Deposit (25%)£21,375
Stamp duty+5% additional-property surcharge£4,275
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,283
Total cash neededdeposit + costs (loan covers the rest)£40,697
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Property Ref: 17403
We are pleased to present an exceptional End-terrace house located at Wilsley Pound, Milton Keynes, MK7. This wonderful residence boasts 2 bedrooms, 1 bathroom, and 1 living room, offering ample space for comfortable living. Additionally, it features a fully fitted kitchen, ideal for culinary enthusiasts, along with the convenience of a Front Garden, Rear Garden and Driveway parking.
Positioned in a prime location, this property offers easy access to a r…
Floor plans
Nearby active comparables5 deals
Comparable rentals
MK7 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metaonthemarket · 99home - Wallington
About this listing
25 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£702
Cash needed
£41K
Return after costs
-20.70%
IRR
—
Listed 25d ago
Wilsley Pound, Milton Keynes, MK7, Milton Keynes, MK7
terraced · 2 bed · 1 bath
£85,500
EPC C
1 / 5
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£702/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£86K
Return before costs
—
rent unknown
Bedrooms
2
1 bath
Energy rating
C
Energy rating
Deal flags1 issue
Shared ownership
Restricted resale; staircasing required
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £21,375
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £64,125 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£702
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£347Mortgage£355Costs
Outgoings exceed rent — you top up £702/mo
Mortgage£347
Costs£355
Maintenance£50
Insurance£20
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£702
Returns
Return before costs on price0.00%
Cash return on cash-20.70%
Gross margin-£355
Cash needed£40,697
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £4,258 | £4,168 | £0 | £0 | -£8,426 | -£8,426 |
| Year 2 | £0 | £4,386 | £4,168 | £0 | £0 | -£8,554 | -£16,980 |
| Year 3 | £0 | £4,517 | £4,168 | £0 | £0 | -£8,685 | -£25,665 |
| Year 4 | £0 | £4,653 | £4,168 | £0 | £0 | -£8,821 | -£34,486 |
| Year 5 | £0 | £4,792 | £4,168 | £0 | £0 | -£8,961 | -£43,447 |
Rent by the room upside
What we verified
3306
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▾
EPCEnergy efficiency ratingC
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£834
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£43,447
Acquisition costs
25% deposit£21,375
Stamp duty£4,275
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,283
Cash needed£40,697
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
Property Ref: 17403
We are pleased to present an exceptional End-terrace house located at Wilsley Pound, Milton Keynes, MK7. This wonderful residence boasts 2 bedrooms, 1 bathroom, and 1 living room, offering ample space for comfortable living. Additionally, it features a fully fitted kitchen, ideal for culinary enthusiasts, along with the convenience of a Front Garden, Rear Garden and Driveway parking.
Positioned in a prime location, this property offers easy access to a r…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice