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Year 5 disposal
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55/ 100
Caution
7.96% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.96% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (123 yrs) — no short-lease drag
Why to be cautious
- 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
+£113/mo
Barely breaks even each month
Price
£395K
No local sold comps to compare
Return · IRR
0.6%/yr
Modest annualised return
Cash to get in
£148K
Deposit + fees + refurb
Return before costs on price 7.96%5-yr return on cash 12%Rent est. £2,619 (£2,287–£2,999)
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: £2,287–£2,999/mo · n=62
Financing
DepositYour cash in — the rest is the mortgage25% · £98,750
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 £296,250 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
+£113
after mortgage, operating costs & tax
Rent in£2,619/mo gross
£2,518/mo collected · £101/mo lost to voids
Where it goes
£1,605Mortgage£774Costs
£113/mo left as profit · 5% of rent kept
Mortgage£1,605
Costs£774
Management£262
Maintenance£67
Insurance£28
CapEx reserve£131
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£27
Profit+£113
Returns
Return before costs on price7.96%
Cash return on cash0.92%
Gross margin£1,745
Cash needed£148,464
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.57
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 | £31,428 | £9,282 | £19,256 | £0 | £549 | £2,341 | £2,341 |
| Year 2 | £32,371 | £9,561 | £19,256 | £0 | £675 | £2,879 | £5,219 |
| Year 3 | £33,342 | £9,847 | £19,256 | £0 | £805 | £3,433 | £8,653 |
| Year 4 | £34,342 | £10,143 | £19,256 | £0 | £939 | £4,004 | £12,657 |
| Year 5 | £35,372 | £10,447 | £19,256 | £0 | £1,077 | £4,592 | £17,249 |
Disposal gain (gross)-£12,580
CGT£0
Net Disposal proceeds£425,209
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold123 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
123 yr
Ground rent
Doubling = lender risk
£0/yr
Service charge
Annual running cost
£1,800/yr
Extracted from listing description · verify with solicitor
Tenure & planning123 yr
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
Critical
Floor
EWS1 typically required above 18m
Floor 18
Lender impact
18th floor — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 · 2.5 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 history4d on marketno cuts yet
Strategy matrix
Rent it out wins — +£113/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 | 7.96% | +£113 | £148,464 | 11.6% | Low | Feasible |
| Housing-benefit rent | 5.97% | -£513 | £148,464 | -11.5% | Med | Feasible |
| Council lease | 0.00% | -£1,979 | £148,464 | -80.9% | Low | Feasible |
| Refurb & refinance | 7.96% | +£113 | £172,520 | 10.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £442,095 | 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
-£838/mo cash flow vs Rent it out if converted to Rent by the room
7.29% Return before costs on price converted vs 7.96% as-is
As-is Rent it out
Monthly profit+£307
Return before costs on price7.96%
Cash needed£110,648
If converted to Rent by the room
Monthly profit-£530
Return before costs on price7.29%
Cash needed£126,648
Δ vs Rent it out Monthly profit-£838
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 score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£31,428
Section 24 credit£0
Annual tax due£549
Post-tax Monthly profit annual£1,132
Exit costs
Projected sale price (5y · 2%/yr growth)£436,112
Capital gain (pre-CGT)£41,112
Sale costs (~2.5%)£10,903
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£17,249
Rates as of Oct 2024
Acquisition costs
£148,464cash neededPurchase price£395,000
Deposit (25%)£98,750
Stamp duty+5% additional-property surcharge£29,500
Refurb£10,764
Legal + survey£2,525
Mortgage fees£6,925
Total cash neededdeposit + costs (loan covers the rest)£148,464
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
“An modernist apartment with elevated views across London”
This two-bedroom apartment occupies a sought-after position on the 18th floor of Sparkford House, a 1960s design by British modernist architect Colin Lucas. The interiors have been meticulously renovated by Tracy Byles-Walker of Lion Witch Wardrobe and Faer Studio, with sensitive interventions that honour the building’s original character. Set high above Battersea, the apartment enjoys exceptional, towering views of…
Floor plans
Listing metaonthemarket · The Modern House - London
About this listing
4 days · OnTheMarketPrice history
5-year price trend
Monthly profit
+£113
Cash needed
£148K
Return after costs
0.92%
IRR
0.62%
Listed 4d ago
Sparkford House, London SW11, London, SW11
flat · 2 bed · 1 bath
£395,000
est £2,619 · 7.96% gross
Leasehold 123yr
1 / 5
55/100
Caution
7.96% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.96% Return before costs — above-market
Price
£395K
Return before costs
7.96%
est rent £2,619/monot enough comparablesRange £2,287–£2,999/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: £2,287–£2,999/mo · n=62
Financing
DepositYour cash in — the rest is the mortgage25% · £98,750
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 £296,250 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
+£113
after mortgage, operating costs & tax
Rent in£2,619/mo gross
£2,518/mo collected · £101/mo lost to voids
Where it goes
£1,605Mortgage£774Costs
£113/mo left as profit · 5% of rent kept
Mortgage£1,605
Costs£774
Management£262
Maintenance£67
Insurance£28
CapEx reserve£131
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£27
Profit+£113
Returns
Return before costs on price7.96%
Cash return on cash0.92%
Gross margin£1,745
Cash needed£148,464
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.57
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 | £31,428 | £9,282 | £19,256 | £0 | £549 | £2,341 | £2,341 |
| Year 2 | £32,371 | £9,561 | £19,256 | £0 | £675 | £2,879 | £5,219 |
| Year 3 | £33,342 | £9,847 | £19,256 | £0 | £805 | £3,433 | £8,653 |
| Year 4 | £34,342 | £10,143 | £19,256 | £0 | £939 | £4,004 | £12,657 |
| Year 5 | £35,372 | £10,447 | £19,256 | £0 | £1,077 | £4,592 | £17,249 |
Rent by the room upside
What we verified
4207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining123 yr
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
Service chargeReduces net yield£1,800/yr
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£3,851
Annual rental tax£319
CGT yr 5£0 · company level
5y net total£17,249
Acquisition costs
25% deposit£98,750
Stamp duty£29,500
Refurb£10,764
Legal + survey£2,525
Mortgage + broker£6,925
Cash needed£148,464
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
“An modernist apartment with elevated views across London”
This two-bedroom apartment occupies a sought-after position on the 18th floor of Sparkford House, a 1960s design by British modernist architect Colin Lucas. The interiors have been meticulously renovated by Tracy Byles-Walker of Lion Witch Wardrobe and Faer Studio, with sensitive interventions that honour the building’s original character. Set high above Battersea, the apartment enjoys exceptional, towering views of…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice