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Year 5 disposal
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56/ 100
Caution
Real 9.56% Rent by the room return before costs but flagged risks need pricing in.
Why it works
Why to be cautious
- Monthly profit −£67/mo — mildly negative — equity build may cover
- -0.8% 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
−£67/mo
You top up £67/mo
Price
£415K
No local sold comps to compare
Return · IRR
-0.8%/yr
Loses money over 5 years
Cash to get in
£162K
Deposit + fees + refurb
Return before costs on price · Rent by the room 9.56%5-yr return on cash 4%Rent est. £2,184 (£1,758–£2,713)
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: £1,758–£2,713/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £103,750
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 (£13,289–£24,807 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £311,250 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£67
after mortgage, operating costs & tax
Rent in£2,184/mo gross
£2,100/mo collected · £84/mo lost to voids
Where it goes
£1,621Mortgage£546Costs
Outgoings exceed rent — you top up £67/mo
Mortgage£1,621
Costs£546
Management£218
Maintenance£67
Insurance£40
CapEx reserve£109
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£67
Returns
Return before costs on price6.32%
Cash return on cash-0.50%
Gross margin£1,554
Cash needed£162,344
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.25
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 | £26,208 | £6,553 | £19,453 | £0 | £38 | £164 | £164 |
| Year 2 | £26,994 | £6,749 | £19,453 | £0 | £150 | £642 | £806 |
| Year 3 | £27,804 | £6,952 | £19,453 | £0 | £266 | £1,133 | £1,939 |
| Year 4 | £28,638 | £7,160 | £19,453 | £0 | £385 | £1,640 | £3,579 |
| Year 5 | £29,497 | £7,375 | £19,453 | £0 | £507 | £2,162 | £5,741 |
Disposal gain (gross)-£19,630
CGT£0
Net Disposal proceeds£446,739
What we verified
What we verified
50065 ok · 0 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
SchoolsNo postcode
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileFamily let
Tenant profilelikely cohort4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Oxford Brookes · 41.6 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1260 sqft
£33k–£65k
£ per sqft
building cost only
£26–£51
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,820–£16,380
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,860–£26,460
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history24d on marketno cuts yet
Strategy matrix
Rent it out wins — -£67/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 | 6.32% | -£67 | £162,344 | 3.5% | Low | Feasible |
| Housing-benefit rent | 4.31% | -£724 | £162,344 | -20.2% | Med | Feasible |
| Council lease | 0.00% | -£1,832 | £162,344 | -68.2% | Low | Feasible |
| Refurb & refinance | 6.32% | -£67 | £190,182 | 3.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £473,457 | 5% | Med | Feasible |
| Rent by the room | 9.56% | -£1,369 | £196,344 | -33.1% | — | Feasible |
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
-£557/mo cash flow vs Rent it out if converted to Rent by the room
6.94% Return before costs on price converted vs 6.32% as-is
Room mix (4 lettable rooms)
4× Double @ £826/mo
≈ £3,305/mo gross room income
As-is Rent it out
Monthly profit-£52
Return before costs on price6.32%
Cash needed£115,648
If converted to Rent by the room
Monthly profit-£608
Return before costs on price6.94%
Cash needed£131,648
Δ vs Rent it out Monthly profit-£557
Show conversion detail
Conversion cost estimate
£26,000
Range: £20,000 – £34,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 69% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- no local HMO decisions on record
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£64,140–£120,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£5,040–£8,820
- Replumb£3,780–£7,560
- Windows£12,600–£22,680
- Paint + decor£8,820–£16,380
- Flooring£13,860–£26,460
Based on 28 HMO comps within 3.3 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 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 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Tax treatment
Annual gross rent£26,208
Section 24 credit£0
Annual tax due£38
Post-tax Monthly profit annual-£844
Exit costs
Projected sale price (5y · 2%/yr growth)£458,194
Capital gain (pre-CGT)£43,194
Sale costs (~2.5%)£11,455
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£5,741
Rates as of Oct 2024
Acquisition costs
£162,344cash neededPurchase price£415,000
Deposit (25%)£103,750
Stamp duty+5% additional-property surcharge£31,500
Refurb£17,719
Legal + survey£2,150
Mortgage fees£7,225
Total cash neededdeposit + costs (loan covers the rest)£162,344
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY A beautifully presented four-bedroom semi-detached family home offering over 1,260 sq ft of stylish accommodation across three floors. Features include a stunning 21ft principal bedroom suite with dressing area and en suite, spacious sitting/dining room, modern fitted kitchen and a garden room.
DESCRIPTION An exceptional four-bedroom semi-detached family home, beautifully presented throughout and offering over 1,260 sq ft of accommodation arranged across three floors…
Floor plans
Listing metaonthemarket · Connells - Bletchley
About this listing
24 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£67
Cash needed
£162K
Return after costs
-0.50%
IRR
-0.78%
Listed 24d ago
San Andres Drive, Bletchley, Milton Keynes, Milton Keynes
semi-detached · 4 bed · 2 bath · 1,260 sqft
£415,000
est £2,184 · 6.32% gross
1 / 5
56/100
Caution
Real 9.56% — fundamentals work.
6.32% Return before costs — around the area average for this property type.
Monthly profit −£67/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£415K
Return before costs (best)
9.56%
Rent by the room
Bedrooms
4
2 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: £1,758–£2,713/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £103,750
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 (£13,289–£24,807 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £311,250 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£67
after mortgage, operating costs & tax
Rent in£2,184/mo gross
£2,100/mo collected · £84/mo lost to voids
Where it goes
£1,621Mortgage£546Costs
Outgoings exceed rent — you top up £67/mo
Mortgage£1,621
Costs£546
Management£218
Maintenance£67
Insurance£40
CapEx reserve£109
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£67
Returns
Return before costs on price6.32%
Cash return on cash-0.50%
Gross margin£1,554
Cash needed£162,344
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.25
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 | £26,208 | £6,553 | £19,453 | £0 | £38 | £164 | £164 |
| Year 2 | £26,994 | £6,749 | £19,453 | £0 | £150 | £642 | £806 |
| Year 3 | £27,804 | £6,952 | £19,453 | £0 | £266 | £1,133 | £1,939 |
| Year 4 | £28,638 | £7,160 | £19,453 | £0 | £385 | £1,640 | £3,579 |
| Year 5 | £29,497 | £7,375 | £19,453 | £0 | £507 | £2,162 | £5,741 |
Rent by the room upside
What we verified
5006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 · OfstedNo postcode
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,891
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£5,741
Acquisition costs
25% deposit£103,750
Stamp duty£31,500
Refurb£17,719
Legal + survey£2,150
Mortgage + broker£7,225
Cash needed£162,344
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 A beautifully presented four-bedroom semi-detached family home offering over 1,260 sq ft of stylish accommodation across three floors. Features include a stunning 21ft principal bedroom suite with dressing area and en suite, spacious sitting/dining room, modern fitted kitchen and a garden room.
DESCRIPTION An exceptional four-bedroom semi-detached family home, beautifully presented throughout and offering over 1,260 sq ft of accommodation arranged across three floors…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice