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Year 5 disposal
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55/ 100
Caution
Real 8.48% return before costs but flagged risks need pricing in.
Why it works
- 8.48% 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
+£199/mo
Barely breaks even each month
Price
£375K
No local sold comps to compare
Return · IRR
1.5%/yr
Modest annualised return
Cash to get in
£141K
Deposit + fees + refurb
Return before costs on price 8.48%5-yr return on cash 16%Rent est. £2,649 (£2,454–£2,859)
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 (£)
Local comp range: £2,454–£2,859/mo · n=72
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £281,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£199
after mortgage, operating costs & tax
Rent in£2,649/mo gross
£2,547/mo collected · £102/mo lost to voids
Where it goes
£1,523Mortgage£778Costs
£199/mo left as profit · 8% of rent kept
Mortgage£1,523
Costs£778
Management£265
Maintenance£67
Insurance£28
CapEx reserve£132
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£47
Profit+£199
Returns
Return before costs on price8.48%
Cash return on cash1.69%
Gross margin£1,769
Cash needed£141,164
Monthly profit payback59y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.67
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 | £31,788 | £9,336 | £18,281 | £0 | £792 | £3,379 | £3,379 |
| Year 2 | £32,742 | £9,616 | £18,281 | £0 | £920 | £3,924 | £7,303 |
| Year 3 | £33,724 | £9,905 | £18,281 | £0 | £1,052 | £4,486 | £11,789 |
| Year 4 | £34,736 | £10,202 | £18,281 | £0 | £1,188 | £5,064 | £16,853 |
| Year 5 | £35,778 | £10,508 | £18,281 | £0 | £1,328 | £5,660 | £22,513 |
Disposal gain (gross)-£12,109
CGT£0
Net Disposal proceeds£403,680
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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortSW11 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 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 · 1-bath · 945 sqft · London ×1.4
£32k–£60k
£ per sqft
building cost only
£33–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£9,450–£17,010
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,230–£24,570
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 history7d on marketno cuts yet
Strategy matrix
Rent it out wins — +£199/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 | 8.48% | +£199 | £141,164 | 15.9% | Low | Feasible |
| Housing-benefit rent | 6.36% | -£414 | £141,164 | -7.8% | Med | Feasible |
| Council lease | 0.00% | -£1,898 | £141,164 | -81.6% | Low | Feasible |
| Refurb & refinance | 8.48% | +£199 | £164,220 | 13.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £420,095 | 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
-£843/mo cash flow vs Rent it out if converted to Rent by the room
7.68% Return before costs on price converted vs 8.48% as-is
As-is Rent it out
Monthly profit+£390
Return before costs on price8.48%
Cash needed£105,648
If converted to Rent by the room
Monthly profit-£452
Return before costs on price7.68%
Cash needed£121,648
Δ vs Rent it out Monthly profit-£843
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
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£59,220–£110,625full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£4,725–£8,505
- Replumb£3,780–£7,560
- Windows£10,395–£18,900
- Paint + decor£9,450–£17,010
- Flooring£13,230–£24,570
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
Tax treatment
Annual gross rent£31,788
Section 24 credit£0
Annual tax due£792
Post-tax Monthly profit annual£2,156
Exit costs
Projected sale price (5y · 2%/yr growth)£414,030
Capital gain (pre-CGT)£39,030
Sale costs (~2.5%)£10,351
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£22,513
Rates as of Oct 2024
Acquisition costs
£141,164cash neededPurchase price£375,000
Deposit (25%)£93,750
Stamp duty+5% additional-property surcharge£27,500
Refurb£10,764
Legal + survey£2,525
Mortgage fees£6,625
Total cash neededdeposit + costs (loan covers the rest)£141,164
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Guide price £375,000-£425,000. A well-presented two-bedroom apartment offered to the market with no onward chain. Ideally positioned in the highly sought-after North Battersea area, the property is just moments from Battersea Park and Battersea Square. The flat boasts a bright and spacious reception room, a stylish fitted kitchen, a contemporary bathroom suite. A private balcony, perfect for relaxing during the warmer months.
Shuttleworth Road is ideally located within a cha…
Floor plans
Listing metaonthemarket · Bairstow Eves - Battersea
About this listing
7 days · OnTheMarketPrice history
5-year price trend
Monthly profit
+£199
Cash needed
£141K
Return after costs
1.69%
IRR
1.51%
Listed 7d ago
Gaitskell Court, Shuttleworth Road, London, SW11, London, SW11
flat · 2 bed · 1 bath
£375,000
est £2,649 · 8.48% gross
1 / 5
55/100
Caution
Real 8.48% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.48% Return before costs — above-market
Price
£375K
Return before costs
8.48%
est rent £2,649/monot enough comparablesRange £2,454–£2,859/mo (Q1–Q3)
Bedrooms
2
1 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 (£)
Local comp range: £2,454–£2,859/mo · n=72
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £281,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£199
after mortgage, operating costs & tax
Rent in£2,649/mo gross
£2,547/mo collected · £102/mo lost to voids
Where it goes
£1,523Mortgage£778Costs
£199/mo left as profit · 8% of rent kept
Mortgage£1,523
Costs£778
Management£265
Maintenance£67
Insurance£28
CapEx reserve£132
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£47
Profit+£199
Returns
Return before costs on price8.48%
Cash return on cash1.69%
Gross margin£1,769
Cash needed£141,164
Monthly profit payback59y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.67
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 | £31,788 | £9,336 | £18,281 | £0 | £792 | £3,379 | £3,379 |
| Year 2 | £32,742 | £9,616 | £18,281 | £0 | £920 | £3,924 | £7,303 |
| Year 3 | £33,724 | £9,905 | £18,281 | £0 | £1,052 | £4,486 | £11,789 |
| Year 4 | £34,736 | £10,202 | £18,281 | £0 | £1,188 | £5,064 | £16,853 |
| Year 5 | £35,778 | £10,508 | £18,281 | £0 | £1,328 | £5,660 | £22,513 |
Rent by the room upside
What we verified
2307
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 · 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£3,656
Annual rental tax£560
CGT yr 5£0 · company level
5y net total£22,513
Acquisition costs
25% deposit£93,750
Stamp duty£27,500
Refurb£10,764
Legal + survey£2,525
Mortgage + broker£6,625
Cash needed£141,164
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
Guide price £375,000-£425,000. A well-presented two-bedroom apartment offered to the market with no onward chain. Ideally positioned in the highly sought-after North Battersea area, the property is just moments from Battersea Park and Battersea Square. The flat boasts a bright and spacious reception room, a stylish fitted kitchen, a contemporary bathroom suite. A private balcony, perfect for relaxing during the warmer months.
Shuttleworth Road is ideally located within a cha…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice