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Year 5 disposal
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4/ 100
Weak
5.38% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£354/mo — significantly negative — real recurring drain
- -4.1% 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
−£354/mo
You top up £354/mo
Price
£275K
No local sold comps to compare
Return · IRR
-4.1%/yr
Loses money over 5 years
Cash to get in
£104K
Deposit + fees + refurb
Return before costs on price 5.38%5-yr return on cash -15%Rent est. £1,234 (£1,166–£1,306)
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: £1,166–£1,306/mo · n=129
Financing
DepositYour cash in — the rest is the mortgage25% · £68,750
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 (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £206,250 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
-£354
after mortgage, operating costs & tax
Rent in£1,234/mo gross
£1,187/mo collected · £47/mo lost to voids
Where it goes
£1,117Mortgage£423Costs
Outgoings exceed rent — you top up £354/mo
Mortgage£1,117
Costs£423
Management£123
Maintenance£100
Insurance£28
CapEx reserve£62
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£354
Returns
Return before costs on price5.38%
Cash return on cash-4.07%
Gross margin£764
Cash needed£104,289
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.06
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 | £14,808 | £5,075 | £13,406 | £0 | £0 | -£3,673 | -£3,673 |
| Year 2 | £15,252 | £5,227 | £13,406 | £0 | £0 | -£3,381 | -£7,055 |
| Year 3 | £15,710 | £5,384 | £13,406 | £0 | £0 | -£3,081 | -£10,136 |
| Year 4 | £16,181 | £5,546 | £13,406 | £0 | £0 | -£2,771 | -£12,907 |
| Year 5 | £16,667 | £5,712 | £13,406 | £0 | £0 | -£2,452 | -£15,358 |
Disposal gain (gross)-£9,382
CGT£0
Net Disposal proceeds£296,032
What we verified
What we verified
41064 ok · 1 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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortLU3 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University College London · 45.7 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£354/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 | 5.38% | -£354 | £104,289 | -14.7% | Low | Feasible |
| Housing-benefit rent | 4.04% | -£663 | £104,289 | -32.2% | Med | Feasible |
| Council lease | 0.00% | -£1,349 | £104,289 | -78.5% | Low | Feasible |
| Refurb & refinance | 5.38% | -£354 | £122,345 | -12.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £309,720 | 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
+£214/mo cash flow vs Rent it out if converted to Rent by the room
10.47% Return before costs on price converted vs 5.38% as-is
As-is Rent it out
Monthly profit-£276
Return before costs on price5.38%
Cash needed£80,648
If converted to Rent by the room
Monthly profit-£62
Return before costs on price10.47%
Cash needed£96,648
Δ vs Rent it out Monthly profit+£214
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,390–£90,830full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
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£14,808
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,243
Exit costs
Projected sale price (5y · 2%/yr growth)£303,622
Capital gain (pre-CGT)£28,622
Sale costs (~2.5%)£7,591
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-£15,358
Rates as of Oct 2024
Acquisition costs
£104,289cash neededPurchase price£275,000
Deposit (25%)£68,750
Stamp duty+5% additional-property surcharge£17,500
Refurb£10,764
Legal + survey£2,150
Mortgage fees£5,125
Total cash neededdeposit + costs (loan covers the rest)£104,289
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
POPULAR LOCATION | TWO DOUBLE BEDROOMS | GOOD CONDITION | ALLOCATED PARKING | GARDEN | FREEHOLD
A fantastic opportunity to purchase this spacious two-bedroom semi-detached home, situated on Primrose Close, a lovely development just off the highly sought-after New Bedford Road. Offered in good condition throughout, this generously sized property is ideal for a wide range of buyers.
The accommodation briefly comprises an entrance hall, downstairs WC, spacious lounge, and a we…
Floor plans
Listing metaonthemarket · Taylors - Luton
About this listing
OnTheMarketPrice history
5-year price trend
Monthly profit
−£354
Cash needed
£104K
Return after costs
-4.07%
IRR
-4.14%
Primrose Close, Luton, Bedfordshire, LU3, Luton, LU3
detached · 2 bed · 2 bath
£275,000
est £1,234 · 5.38% gross
1 / 17
4/100
Marginal
5.38% — verify the rent + comps locally.
5.38% Return before costs — around the area average for this property type.
Monthly profit −£354/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£275K
Return before costs
5.38%
est rent £1,234/monot enough comparablesRange £1,166–£1,306/mo (Q1–Q3)
Bedrooms
2
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 (£)
Local comp range: £1,166–£1,306/mo · n=129
Financing
DepositYour cash in — the rest is the mortgage25% · £68,750
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 (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £206,250 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
-£354
after mortgage, operating costs & tax
Rent in£1,234/mo gross
£1,187/mo collected · £47/mo lost to voids
Where it goes
£1,117Mortgage£423Costs
Outgoings exceed rent — you top up £354/mo
Mortgage£1,117
Costs£423
Management£123
Maintenance£100
Insurance£28
CapEx reserve£62
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£354
Returns
Return before costs on price5.38%
Cash return on cash-4.07%
Gross margin£764
Cash needed£104,289
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.06
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 | £14,808 | £5,075 | £13,406 | £0 | £0 | -£3,673 | -£3,673 |
| Year 2 | £15,252 | £5,227 | £13,406 | £0 | £0 | -£3,381 | -£7,055 |
| Year 3 | £15,710 | £5,384 | £13,406 | £0 | £0 | -£3,081 | -£10,136 |
| Year 4 | £16,181 | £5,546 | £13,406 | £0 | £0 | -£2,771 | -£12,907 |
| Year 5 | £16,667 | £5,712 | £13,406 | £0 | £0 | -£2,452 | -£15,358 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 · 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£2,681
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£15,358
Acquisition costs
25% deposit£68,750
Stamp duty£17,500
Refurb£10,764
Legal + survey£2,150
Mortgage + broker£5,125
Cash needed£104,289
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
POPULAR LOCATION | TWO DOUBLE BEDROOMS | GOOD CONDITION | ALLOCATED PARKING | GARDEN | FREEHOLD
A fantastic opportunity to purchase this spacious two-bedroom semi-detached home, situated on Primrose Close, a lovely development just off the highly sought-after New Bedford Road. Offered in good condition throughout, this generously sized property is ideal for a wide range of buyers.
The accommodation briefly comprises an entrance hall, downstairs WC, spacious lounge, and a we…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice