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Year 5 disposal
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70/ 100
Solid
10.40% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£757/mo from completion — the no.1 reason to invest
- 10.40% return before costs — above-market
- 6.2% 5y IRR — strong total return on capital
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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
+£757/mo
Pays you every month, net of costs
Price
£375K
No local sold comps to compare
Return · IRR
6.2%/yr
Modest annualised return
Cash to get in
£154K
Deposit + fees + refurb
Return before costs on price 10.40%5-yr return on cash 38%Rent est. £3,251 (£2,763–£3,825)
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: £2,763–£3,825/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£757
after mortgage, operating costs & tax
Rent in£3,251/mo gross
£3,126/mo collected · £125/mo lost to voids
Where it goes
£1,465Mortgage£726Costs£757Your profit
£757/mo left as profit · 24% of rent kept
Mortgage£1,465
Costs£726
Management£325
Maintenance£100
Insurance£28
CapEx reserve£163
Voids + council tax£7
Ltd co. accounts£104
Tax£178
Profit+£757
Returns
Return before costs on price10.40%
Cash return on cash5.91%
Gross margin£2,400
Cash needed£153,830
Monthly profit payback17y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.05
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 | £39,012 | £8,716 | £17,578 | £0 | £2,416 | £10,302 | £10,302 |
| Year 2 | £40,182 | £8,977 | £17,578 | £0 | £2,589 | £11,038 | £21,340 |
| Year 3 | £41,388 | £9,247 | £17,578 | £0 | £2,767 | £11,796 | £33,136 |
| Year 4 | £42,629 | £9,524 | £17,578 | £0 | £2,950 | £12,577 | £45,714 |
| Year 5 | £43,908 | £9,810 | £17,578 | £0 | £3,139 | £13,382 | £59,095 |
Disposal gain (gross)-£24,775
CGT£0
Net Disposal proceeds£403,680
What we verified
What we verified
60056 ok · 0 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohort5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Exeter · 1.8 km
Reason
5-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
5-bed · 1-bath · 1350 sqft
£31k–£61k
£ per sqft
building cost only
£23–£45
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£9,450–£17,550
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,850–£28,350
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — +£757/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 | 10.40% | +£757 | £153,830 | 38.4% | Low | Feasible |
| Housing-benefit rent | 7.80% | +£102 | £153,830 | 13.4% | Med | Feasible |
| Council lease | 0.00% | -£1,697 | £153,830 | -66.8% | Low | Feasible |
| Refurb & refinance | 10.40% | +£757 | £182,102 | 32.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £437,977 | 3% | Med | Feasible |
| Rent by the room | 9.60% | -£262 | £153,830 | 1.8% | — | 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
-£1,238/mo cash flow vs Rent it out if converted to Rent by the room
7.68% Return before costs on price converted vs 10.40% as-is
As-is Rent it out
Monthly profit+£786
Return before costs on price10.40%
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-£1,238
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£61,590–£115,480full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£5,400–£9,450
- Replumb£4,050–£8,100
- Windows£13,500–£24,300
- Paint + decor£9,450–£17,550
- Flooring£14,850–£28,350
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£39,012
Section 24 credit£0
Annual tax due£2,416
Post-tax Monthly profit annual£8,802
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£59,095
Rates as of Oct 2024
Acquisition costs
£153,830cash neededPurchase price£375,000
Deposit (25%)£93,750
Stamp duty+5% additional-property surcharge£27,500
Refurb£23,805
Legal + survey£2,150
Mortgage fees£6,625
Total cash neededdeposit + costs (loan covers the rest)£153,830
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
A spacious five-bedroom house with generous garden, parking and solar panels offered for sale with no onward chain.
Situation - Mincinglake Road is situated in the popular Stoke Hill area of Exeter, approximately two miles from the city centre. The area offers a range of local amenities, with regular bus services and convenient access to the University of Exeter, the city centre and major road links. There are also a number of local schools and everyday shopping facilities w…
Floor plans
Listing metaonthemarket · Stags - Exeter
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
+£757
Cash needed
£154K
Return after costs
5.91%
IRR
6.15%
Mincinglake Road, Exeter, Exeter
detached · 5 bed · 1 bath
£375,000
est £3,251 · 10.40% gross
EPC C
1 / 17
70/100
Solid
10.40% — verify the rent + comps locally.
Monthly profit +£757/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.40% Return before costs — above-market
Price
£375K
Return before costs
10.40%
est rent £3,251/monot enough comparablesRange £2,763–£3,825/mo (Q1–Q3)
Bedrooms
5
1 bath
Energy rating
C
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: £2,763–£3,825/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£757
after mortgage, operating costs & tax
Rent in£3,251/mo gross
£3,126/mo collected · £125/mo lost to voids
Where it goes
£1,465Mortgage£726Costs£757Your profit
£757/mo left as profit · 24% of rent kept
Mortgage£1,465
Costs£726
Management£325
Maintenance£100
Insurance£28
CapEx reserve£163
Voids + council tax£7
Ltd co. accounts£104
Tax£178
Profit+£757
Returns
Return before costs on price10.40%
Cash return on cash5.91%
Gross margin£2,400
Cash needed£153,830
Monthly profit payback17y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.05
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 | £39,012 | £8,716 | £17,578 | £0 | £2,416 | £10,302 | £10,302 |
| Year 2 | £40,182 | £8,977 | £17,578 | £0 | £2,589 | £11,038 | £21,340 |
| Year 3 | £41,388 | £9,247 | £17,578 | £0 | £2,767 | £11,796 | £33,136 |
| Year 4 | £42,629 | £9,524 | £17,578 | £0 | £2,950 | £12,577 | £45,714 |
| Year 5 | £43,908 | £9,810 | £17,578 | £0 | £3,139 | £13,382 | £59,095 |
Rent by the room upside
What we verified
6005
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
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 heuristicRent by the room / sharers
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£3,516
Annual rental tax£2,131
CGT yr 5£0 · company level
5y net total£59,095
Acquisition costs
25% deposit£93,750
Stamp duty£27,500
Refurb£23,805
Legal + survey£2,150
Mortgage + broker£6,625
Cash needed£153,830
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
A spacious five-bedroom house with generous garden, parking and solar panels offered for sale with no onward chain.
Situation - Mincinglake Road is situated in the popular Stoke Hill area of Exeter, approximately two miles from the city centre. The area offers a range of local amenities, with regular bus services and convenient access to the University of Exeter, the city centre and major road links. There are also a number of local schools and everyday shopping facilities w…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice