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Year 5 disposal
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27/ 100
Weak
6.70% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£20/mo — mildly negative — equity build may cover
- -0.1% 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
−£20/mo
You top up £20/mo
Price
£270K
No local sold comps to compare
Return · IRR
-0.1%/yr
Loses money over 5 years
Cash to get in
£111K
Deposit + fees + refurb
Return before costs on price 6.70%5-yr return on cash 5%Rent est. £1,507 (£1,395–£1,628)
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: £1,395–£1,628/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £202,500 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£20
after mortgage, operating costs & tax
Rent in£1,507/mo gross
£1,449/mo collected · £58/mo lost to voids
Where it goes
£1,055Mortgage£415Costs
Outgoings exceed rent — you top up £20/mo
Mortgage£1,055
Costs£415
Management£151
Maintenance£50
Insurance£28
CapEx reserve£75
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£20
Returns
Return before costs on price6.70%
Cash return on cash-0.22%
Gross margin£1,034
Cash needed£111,158
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.32
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 | £18,084 | £4,977 | £12,656 | £0 | £86 | £365 | £365 |
| Year 2 | £18,627 | £5,126 | £12,656 | £0 | £160 | £684 | £1,050 |
| Year 3 | £19,185 | £5,280 | £12,656 | £0 | £237 | £1,012 | £2,062 |
| Year 4 | £19,761 | £5,438 | £12,656 | £0 | £317 | £1,350 | £3,411 |
| Year 5 | £20,354 | £5,601 | £12,656 | £0 | £398 | £1,698 | £5,110 |
Disposal gain (gross)-£17,959
CGT£0
Net Disposal proceeds£290,649
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
University of Cambridge · 20.5 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 · 1-bath · 1170 sqft
£28k–£55k
£ per sqft
building cost only
£24–£47
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£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 licensingStandard rules
Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£20/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 | 6.70% | -£20 | £111,158 | 4.6% | Low | Feasible |
| Housing-benefit rent | 5.02% | -£399 | £111,158 | -14.4% | Med | Feasible |
| Council lease | 0.00% | -£1,237 | £111,158 | -67.4% | Low | Feasible |
| Refurb & refinance | 6.70% | -£20 | £132,441 | 3.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £316,391 | 3% | Med | Feasible |
| Rent by the room | 10.67% | -£102 | £111,158 | 6.7% | — | 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
-£7/mo cash flow vs Rent it out if converted to Rent by the room
10.67% Return before costs on price converted vs 6.70% as-is
As-is Rent it out
Monthly profit-£35
Return before costs on price6.70%
Cash needed£79,398
If converted to Rent by the room
Monthly profit-£42
Return before costs on price10.67%
Cash needed£95,398
Δ vs Rent it out Monthly profit-£7
Show conversion detail
Conversion cost estimate
£30,000
Range: £24,000 – £38,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£55,290–£103,780full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£8,190–£15,210
- Flooring£12,870–£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£18,084
Section 24 credit£0
Annual tax due£86
Post-tax Monthly profit annual-£330
Exit costs
Projected sale price (5y · 2%/yr growth)£298,102
Capital gain (pre-CGT)£28,102
Sale costs (~2.5%)£7,453
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£5,110
Rates as of Oct 2024
Acquisition costs
£111,158cash neededPurchase price£270,000
Deposit (25%)£67,500
Stamp duty+5% additional-property surcharge£17,000
Refurb£19,458
Legal + survey£2,150
Mortgage fees£5,050
Total cash neededdeposit + costs (loan covers the rest)£111,158
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Guide Price - £270,000-£280,000. This spacious four-bedroom terrace home is situated in a pleasant cul-de-sac in Sutton, offering generous and versatile accommodation ideal for families.
The property features a well-proportioned kitchen/dining room, providing an excellent space for everyday dining and entertaining. A bright conservatory offers additional living space and enjoys a pleasant outlook, making it an ideal spot to relax throughout the year.
Upstairs, the property…
Floor plans
Listing metaonthemarket · haart Estate Agents - Ely
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£20
Cash needed
£111K
Return after costs
-0.22%
IRR
-0.06%
Mostyn Close, Sutton, Sutton
terraced · 4 bed · 1 bath
£270,000
est £1,507 · 6.70% gross
1 / 12
27/100
Marginal
6.70% — verify the rent + comps locally.
6.70% Return before costs — around the area average for this property type.
Monthly profit −£20/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£270K
Return before costs
6.70%
est rent £1,507/monot enough comparablesRange £1,395–£1,628/mo (Q1–Q3)
Bedrooms
4
1 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: £1,395–£1,628/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £202,500 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£20
after mortgage, operating costs & tax
Rent in£1,507/mo gross
£1,449/mo collected · £58/mo lost to voids
Where it goes
£1,055Mortgage£415Costs
Outgoings exceed rent — you top up £20/mo
Mortgage£1,055
Costs£415
Management£151
Maintenance£50
Insurance£28
CapEx reserve£75
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£20
Returns
Return before costs on price6.70%
Cash return on cash-0.22%
Gross margin£1,034
Cash needed£111,158
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.32
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 | £18,084 | £4,977 | £12,656 | £0 | £86 | £365 | £365 |
| Year 2 | £18,627 | £5,126 | £12,656 | £0 | £160 | £684 | £1,050 |
| Year 3 | £19,185 | £5,280 | £12,656 | £0 | £237 | £1,012 | £2,062 |
| Year 4 | £19,761 | £5,438 | £12,656 | £0 | £317 | £1,350 | £3,411 |
| Year 5 | £20,354 | £5,601 | £12,656 | £0 | £398 | £1,698 | £5,110 |
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£2,531
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£5,110
Acquisition costs
25% deposit£67,500
Stamp duty£17,000
Refurb£19,458
Legal + survey£2,150
Mortgage + broker£5,050
Cash needed£111,158
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 - £270,000-£280,000. This spacious four-bedroom terrace home is situated in a pleasant cul-de-sac in Sutton, offering generous and versatile accommodation ideal for families.
The property features a well-proportioned kitchen/dining room, providing an excellent space for everyday dining and entertaining. A bright conservatory offers additional living space and enjoys a pleasant outlook, making it an ideal spot to relax throughout the year.
Upstairs, the property…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice