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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
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£13,594/mo — heavily negative — needs monthly capital injection
- -17.7% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£14K/mo
You top up £14K/mo
Price
£3.25M
No local sold comps to compare
Return · IRR
-17.7%/yr
Loses money over 5 years
Cash to get in
£1.36M
Deposit + fees + refurb
5-yr return on cash -60%
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% · £812,500
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 (£17,966–£33,536 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £2,437,500 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£13,594
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£13,203Mortgage
Outgoings exceed rent — you top up £13,594/mo
Mortgage£13,203
Costs£391
Maintenance£67
Insurance£40
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£13,594
Returns
Return before costs on price0.00%
Cash return on cash-12.02%
Gross margin-£391
Cash needed£1,356,679
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 | £4,693 | £158,438 | £0 | £0 | -£163,130 | -£163,130 |
| Year 2 | £0 | £4,833 | £158,438 | £0 | £0 | -£163,271 | -£326,401 |
| Year 3 | £0 | £4,978 | £158,438 | £0 | £0 | -£163,416 | -£489,817 |
| Year 4 | £0 | £5,128 | £158,438 | £0 | £0 | -£163,565 | -£653,382 |
| Year 5 | £0 | £5,281 | £158,438 | £0 | £0 | -£163,719 | -£817,101 |
Disposal gain (gross)-£245,873
CGT£0
Net Disposal proceeds£3,498,556
What we verified
What we verified
32073 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileStudent let
Tenant profilelikely cohortSW1X · 3 bed
Primary profile
Student let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Imperial College · 1.1 km
Reason
1.1 km from a major UK university with 3 beds — strong HMO/student let demand.
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
3-bed · 2-bath · 1762 sqft · London ×1.4
£55k–£105k
£ per sqft
building cost only
£31–£59
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£17,620–£31,716
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£24,668–£45,812
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history23d on marketno cuts yet
Strategy matrix
Rent by the room wins — -£13,183/mo · £407/mo ahead of Council lease (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£13,594 | £1,356,679 | -60.2% | Low | Feasible |
| Housing-benefit rent | 0.00% | -£13,599 | £1,356,679 | -60.3% | Med | Feasible |
| Council lease | 0.00% | -£13,589 | £1,356,679 | -60.2% | Low | Feasible |
| Refurb & refinance | 0.00% | -£13,594 | £1,528,761 | -53.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£386 | £3,754,011 | 4% | Med | Feasible |
| ⭐ Rent by the room | 0.66% | -£13,183 | £1,356,679 | -57.5% | — | 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
+£1,216/mo cash flow vs Rent it out if converted to Rent by the room
0.89% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£12,898
Return before costs on price0.00%
Cash needed£824,398
If converted to Rent by the room
Monthly profit-£11,683
Return before costs on price0.89%
Cash needed£840,398
Δ vs Rent it out Monthly profit+£1,216
Show conversion detail
Conversion cost estimate
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£102,368–£190,002full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£8,810–£15,858
- Replumb£7,048–£14,096
- Windows£19,382–£35,240
- Paint + decor£17,620–£31,716
- Flooring£24,668–£45,812
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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- Not ratedAda National College for Digital Skills16 plus · Further education · SW1V 4LD
- Not ratedHarris Westminster Sixth Form16 plus · Free schools 16 to 19 · SW1H 9LH
- Not ratedHill House SchoolNot applicable · Other independent school · SW1X 0EP
- Not ratedMore House SchoolNot applicable · Other independent school · SW1X 0AA
- Not ratedSussex House SchoolNot applicable · Other independent school · SW1X 0EA
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£163,130
Exit costs
Projected sale price (5y · 2%/yr growth)£3,588,263
Capital gain (pre-CGT)£338,263
Sale costs (~2.5%)£89,707
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-£817,101
Rates as of Oct 2024
Acquisition costs
£1,356,679cash neededPurchase price£3,250,000
Deposit (25%)£812,500
Stamp duty+5% additional-property surcharge£466,250
Refurb£23,954
Legal + survey£4,225
Mortgage fees£49,750
Total cash neededdeposit + costs (loan covers the rest)£1,356,679
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Druce are delighted to present to the market a lateral three bedroom fourth floor apartment situated on Sloane Street in the heart of Knightsbridge. The spacious and well-balanced accommodation of 1762 Sq Ft includes a large lounge, separate kitchen, three bedrooms and two bathrooms. Located within a secure mansion block with lift and porter and within moments of Harrods and Hyde Park. The property offered is offered to the market with no onward chain.
Floor plans
Listing metaonthemarket · Druce - Chelsea
About this listing
23 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£13,594
Cash needed
£1.4M
Return after costs
-12.02%
IRR
-17.70%
Listed 23d ago
Sloane Street, London, SW1X, London, SW1X
flat · 3 bed · 2 bath · 1,762 sqft
£3,250,000
1 / 5
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£13,594/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£3.3M
Return before costs
—
rent unknown
Bedrooms
3
2 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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £812,500
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 (£17,966–£33,536 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £2,437,500 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£13,594
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£13,203Mortgage
Outgoings exceed rent — you top up £13,594/mo
Mortgage£13,203
Costs£391
Maintenance£67
Insurance£40
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£13,594
Returns
Return before costs on price0.00%
Cash return on cash-12.02%
Gross margin-£391
Cash needed£1,356,679
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 | £4,693 | £158,438 | £0 | £0 | -£163,130 | -£163,130 |
| Year 2 | £0 | £4,833 | £158,438 | £0 | £0 | -£163,271 | -£326,401 |
| Year 3 | £0 | £4,978 | £158,438 | £0 | £0 | -£163,416 | -£489,817 |
| Year 4 | £0 | £5,128 | £158,438 | £0 | £0 | -£163,565 | -£653,382 |
| Year 5 | £0 | £5,281 | £158,438 | £0 | £0 | -£163,719 | -£817,101 |
Rent by the room upside
What we verified
4107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 · OfstedChecking…
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£31,688
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£817,101
Acquisition costs
25% deposit£812,500
Stamp duty£466,250
Refurb£23,954
Legal + survey£4,225
Mortgage + broker£49,750
Cash needed£1,356,679
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
Druce are delighted to present to the market a lateral three bedroom fourth floor apartment situated on Sloane Street in the heart of Knightsbridge. The spacious and well-balanced accommodation of 1762 Sq Ft includes a large lounge, separate kitchen, three bedrooms and two bathrooms. Located within a secure mansion block with lift and porter and within moments of Harrods and Hyde Park. The property offered is offered to the market with no onward chain.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice