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Year 5 disposal
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Weak
3.82% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 3.82% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£735/mo — heavily negative — needs monthly capital injection
- -6.7% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£735/mo
You top up £735/mo
Price
£375K
No local sold comps to compare
Return · IRR
-6.7%/yr
Loses money over 5 years
Cash to get in
£145K
Deposit + fees + refurb
Return before costs on price 3.82%5-yr return on cash -26%Rent est. £1,195 (£1,140–£1,253)
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: £1,140–£1,253/mo · n=69
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 (£11,333–£21,155 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
-£735
after mortgage, operating costs & tax
Rent in£1,195/mo gross
£1,149/mo collected · £46/mo lost to voids
Where it goes
£1,465Mortgage£419Costs
Outgoings exceed rent — you top up £735/mo
Mortgage£1,465
Costs£419
Management£120
Maintenance£100
Insurance£28
CapEx reserve£60
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£735
Returns
Return before costs on price3.82%
Cash return on cash-6.07%
Gross margin£730
Cash needed£145,136
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.75
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 | £14,340 | £5,025 | £17,578 | £0 | £0 | -£8,263 | -£8,263 |
| Year 2 | £14,770 | £5,175 | £17,578 | £0 | £0 | -£7,983 | -£16,246 |
| Year 3 | £15,213 | £5,330 | £17,578 | £0 | £0 | -£7,695 | -£23,941 |
| Year 4 | £15,670 | £5,490 | £17,578 | £0 | £0 | -£7,399 | -£31,340 |
| Year 5 | £16,140 | £5,655 | £17,578 | £0 | £0 | -£7,093 | -£38,433 |
Disposal gain (gross)-£16,081
CGT£0
Net Disposal proceeds£403,680
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 cohort3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Cambridge · 74 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
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 — -£735/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 | 3.82% | -£735 | £145,136 | -26.5% | Low | Feasible |
| Housing-benefit rent | 2.87% | -£1,037 | £145,136 | -38.7% | Med | Feasible |
| Council lease | 0.00% | -£1,697 | £145,136 | -70.7% | Low | Feasible |
| Refurb & refinance | 3.82% | -£735 | £169,930 | -22.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £425,805 | 5% | Med | Feasible |
| Rent by the room | 5.76% | -£865 | £145,136 | -28.2% | — | 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
+£246/mo cash flow vs Rent it out if converted to Rent by the room
7.68% Return before costs on price converted vs 3.82% as-is
As-is Rent it out
Monthly profit-£698
Return before costs on price3.82%
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+£246
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£54,690–£102,530full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
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£14,340
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,814
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-£38,433
Rates as of Oct 2024
Acquisition costs
£145,136cash neededPurchase price£375,000
Deposit (25%)£93,750
Stamp duty+5% additional-property surcharge£27,500
Refurb£15,111
Legal + survey£2,150
Mortgage fees£6,625
Total cash neededdeposit + costs (loan covers the rest)£145,136
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY A well-proportioned three-bedroom, semi-detached home offering versatile accommodation across two floors, two reception rooms, a ground floor utility/shower room, first floor family bathroom, a cellar, generous off street parking and an enclosed rear garden.
DESCRIPTION AGENTS NOTE: Please be aware that we require ID and proof of address from all buyers prior to formally processing any accepted offers. An AML fee of £80 (including vat) is also payable at this stage…
Floor plans
Listing metaonthemarket · William H Brown - Ipswich
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£735
Cash needed
£145K
Return after costs
-6.07%
IRR
-6.65%
Bishops Hill, Ipswich, Ipswich
detached · 3 bed · 2 bath
£375,000
est £1,195 · 3.82% gross
1 / 20
0/100
Marginal
3.82% — verify the rent + comps locally.
3.82% Return before costs — around the area average for this property type.
Monthly profit −£735/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£375K
Return before costs
3.82%
est rent £1,195/monot enough comparablesRange £1,140–£1,253/mo (Q1–Q3)
Bedrooms
3
2 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: £1,140–£1,253/mo · n=69
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 (£11,333–£21,155 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
-£735
after mortgage, operating costs & tax
Rent in£1,195/mo gross
£1,149/mo collected · £46/mo lost to voids
Where it goes
£1,465Mortgage£419Costs
Outgoings exceed rent — you top up £735/mo
Mortgage£1,465
Costs£419
Management£120
Maintenance£100
Insurance£28
CapEx reserve£60
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£735
Returns
Return before costs on price3.82%
Cash return on cash-6.07%
Gross margin£730
Cash needed£145,136
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.75
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 | £14,340 | £5,025 | £17,578 | £0 | £0 | -£8,263 | -£8,263 |
| Year 2 | £14,770 | £5,175 | £17,578 | £0 | £0 | -£7,983 | -£16,246 |
| Year 3 | £15,213 | £5,330 | £17,578 | £0 | £0 | -£7,695 | -£23,941 |
| Year 4 | £15,670 | £5,490 | £17,578 | £0 | £0 | -£7,399 | -£31,340 |
| Year 5 | £16,140 | £5,655 | £17,578 | £0 | £0 | -£7,093 | -£38,433 |
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£3,516
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£38,433
Acquisition costs
25% deposit£93,750
Stamp duty£27,500
Refurb£15,111
Legal + survey£2,150
Mortgage + broker£6,625
Cash needed£145,136
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
SUMMARY A well-proportioned three-bedroom, semi-detached home offering versatile accommodation across two floors, two reception rooms, a ground floor utility/shower room, first floor family bathroom, a cellar, generous off street parking and an enclosed rear garden.
DESCRIPTION AGENTS NOTE: Please be aware that we require ID and proof of address from all buyers prior to formally processing any accepted offers. An AML fee of £80 (including vat) is also payable at this stage…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice