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Year 5 disposal
⊞ View all 5
0/ 100
Weak
4.41% return before costs — verify the rent + comps locally.
Why it works
- Long lease (106 yrs) — no short-lease drag
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£684/mo — heavily negative — needs monthly capital injection
- -4.7% 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
−£684/mo
You top up £684/mo
Price
£330K
No local sold comps to compare
Return · IRR
-4.7%/yr
Loses money over 5 years
Cash to get in
£173K
Deposit + fees + refurb
Return before costs on price 4.41%5-yr return on cash -21%Rent est. £1,213 (£1,143–£1,287)
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: £1,143–£1,287/mo · n=122
Financing
DepositYour cash in — the rest is the mortgage25% · £82,500
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 (£44,557–£83,173 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £247,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£684
after mortgage, operating costs & tax
Rent in£1,213/mo gross
£1,166/mo collected · £47/mo lost to voids
Where it goes
£1,289Mortgage£561Costs
Outgoings exceed rent — you top up £684/mo
Mortgage£1,289
Costs£561
Management£121
Maintenance£67
Insurance£28
CapEx reserve£61
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£684
Returns
Return before costs on price4.41%
Cash return on cash-4.73%
Gross margin£605
Cash needed£173,384
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.87
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 | £14,556 | £6,732 | £15,469 | £0 | £0 | -£7,645 | -£7,645 |
| Year 2 | £14,993 | £6,934 | £15,469 | £0 | £0 | -£7,410 | -£15,055 |
| Year 3 | £15,442 | £7,142 | £15,469 | £0 | £0 | -£7,168 | -£22,223 |
| Year 4 | £15,906 | £7,356 | £15,469 | £0 | £0 | -£6,919 | -£29,142 |
| Year 5 | £16,383 | £7,577 | £15,469 | £0 | £0 | -£6,663 | -£35,805 |
Disposal gain (gross)-£59,696
CGT£0
Net Disposal proceeds£355,238
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold106 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
106 yr
Extracted from listing description · verify with solicitor
Tenure & planning106 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 0
Lender impact
Ground 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 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
University of Cambridge · 92.3 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
Rent it out wins — -£684/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 | 4.41% | -£684 | £173,384 | -20.7% | Low | Feasible |
| Housing-benefit rent | 2.60% | -£1,135 | £173,384 | -36.9% | Med | Feasible |
| Council lease | 0.00% | -£1,663 | £173,384 | -58.4% | Low | Feasible |
| Refurb & refinance | 4.41% | -£684 | £213,648 | -16.8% | Med | Feasible |
| Short-stay let / Airbnb | 1.33% | -£1,443 | £173,384 | -50.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £438,698 | -9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 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 let7% occupancy
£170/night ADR
Based on 4 short-let comps nearby
Rent by the room conversion upside
+£231/mo cash flow vs Rent it out if converted to Rent by the room
8.73% Return before costs on price converted vs 4.41% as-is
As-is Rent it out
Monthly profit-£508
Return before costs on price4.41%
Cash needed£94,398
If converted to Rent by the room
Monthly profit-£276
Return before costs on price8.73%
Cash needed£110,398
Δ vs Rent it out Monthly profit+£231
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£14,556
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,204
Exit costs
Projected sale price (5y · 2%/yr growth)£364,347
Capital gain (pre-CGT)£34,347
Sale costs (~2.5%)£9,109
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-£35,805
Rates as of Oct 2024
Acquisition costs
£173,384cash neededPurchase price£330,000
Deposit (25%)£82,500
Stamp duty+5% additional-property surcharge£23,000
Refurb£59,409
Legal + survey£2,525
Mortgage fees£5,950
Total cash neededdeposit + costs (loan covers the rest)£173,384
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Ivory House comprises of a superb collection of seven beautifully renovated, spacious apartments within an elegant late grade 2 listed Georgian residence. Originally built in 1771 by the renowned architect Thomas Ivory, whose work helped shape many of the city’s most celebrated buildings.
Apartment 2
Located on the ground floor the apartment offers a spacious entrance hall. There is a large open plan living kitchen dining room. The kitchen features a prominent kitchen islan…
Floor plans
Listing metaonthemarket · Bidwells - Norwich
About this listing
25 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£684
Cash needed
£173K
Return after costs
-4.73%
IRR
-4.73%
Listed 25d ago
All Saints Green, Norwich, Norwich
flat · 2 bed · 2 bath
£330,000
est £1,213 · 4.41% gross
Leasehold 106yrEPC D
1 / 5
0/100
Marginal
4.41% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£330K
Return before costs
4.41%
est rent £1,213/mo122 comps within 500 mRange £1,143–£1,287/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: £1,143–£1,287/mo · n=122
Financing
DepositYour cash in — the rest is the mortgage25% · £82,500
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 (£44,557–£83,173 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £247,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£684
after mortgage, operating costs & tax
Rent in£1,213/mo gross
£1,166/mo collected · £47/mo lost to voids
Where it goes
£1,289Mortgage£561Costs
Outgoings exceed rent — you top up £684/mo
Mortgage£1,289
Costs£561
Management£121
Maintenance£67
Insurance£28
CapEx reserve£61
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£684
Returns
Return before costs on price4.41%
Cash return on cash-4.73%
Gross margin£605
Cash needed£173,384
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.87
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 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 | £14,556 | £6,732 | £15,469 | £0 | £0 | -£7,645 | -£7,645 |
| Year 2 | £14,993 | £6,934 | £15,469 | £0 | £0 | -£7,410 | -£15,055 |
| Year 3 | £15,442 | £7,142 | £15,469 | £0 | £0 | -£7,168 | -£22,223 |
| Year 4 | £15,906 | £7,356 | £15,469 | £0 | £0 | -£6,919 | -£29,142 |
| Year 5 | £16,383 | £7,577 | £15,469 | £0 | £0 | -£6,663 | -£35,805 |
Rent by the room upside
What we verified
3305
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining106 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 · 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£3,094
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£35,805
Acquisition costs
25% deposit£82,500
Stamp duty£23,000
Refurb£59,409
Legal + survey£2,525
Mortgage + broker£5,950
Cash needed£173,384
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
Ivory House comprises of a superb collection of seven beautifully renovated, spacious apartments within an elegant late grade 2 listed Georgian residence. Originally built in 1771 by the renowned architect Thomas Ivory, whose work helped shape many of the city’s most celebrated buildings.
Apartment 2
Located on the ground floor the apartment offers a spacious entrance hall. There is a large open plan living kitchen dining room. The kitchen features a prominent kitchen islan…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice