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Year 5 disposal
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0/ 100
Weak
5.09% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£529/mo — heavily negative — needs monthly capital injection
- -3.4% 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
−£529/mo
You top up £529/mo
Price
£595K
No local sold comps to compare
Return · IRR
-3.4%/yr
Loses money over 5 years
Cash to get in
£235K
Deposit + fees + refurb
Return before costs on price 5.09%5-yr return on cash -8%Rent est. £2,526 (£2,147–£2,972)
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: £2,147–£2,972/mo · n=4
Financing
DepositYour cash in — the rest is the mortgage25% · £148,750
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 — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £446,250 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£529
after mortgage, operating costs & tax
Rent in£2,526/mo gross
£2,429/mo collected · £97/mo lost to voids
Where it goes
£2,324Mortgage£634Costs
Outgoings exceed rent — you top up £529/mo
Mortgage£2,324
Costs£634
Management£253
Maintenance£100
Insurance£40
CapEx reserve£126
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£529
Returns
Return before costs on price5.09%
Cash return on cash-2.70%
Gross margin£1,795
Cash needed£234,880
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.00
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 | £30,312 | £7,603 | £27,891 | £0 | £0 | -£5,182 | -£5,182 |
| Year 2 | £31,221 | £7,831 | £27,891 | £0 | £0 | -£4,501 | -£9,683 |
| Year 3 | £32,158 | £8,066 | £27,891 | £0 | £0 | -£3,799 | -£13,482 |
| Year 4 | £33,123 | £8,308 | £27,891 | £0 | £0 | -£3,076 | -£16,558 |
| Year 5 | £34,116 | £8,558 | £27,891 | £0 | £0 | -£2,332 | -£18,890 |
Disposal gain (gross)-£30,700
CGT£0
Net Disposal proceeds£640,505
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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
UWE Bristol · 46 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 · 2-bath · 1350 sqft
£35k–£68k
£ per sqft
building cost only
£26–£50
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 — -£529/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 | 5.09% | -£529 | £234,880 | -8.0% | Low | Feasible |
| Housing-benefit rent | 3.82% | -£1,162 | £234,880 | -23.9% | Med | Feasible |
| Council lease | 0.00% | -£2,568 | £234,880 | -66.0% | Low | Feasible |
| Refurb & refinance | 5.09% | -£529 | £274,152 | -6.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £680,727 | 5% | Med | Feasible |
| Rent by the room | 6.05% | -£1,165 | £234,880 | -21.7% | — | 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
-£834/mo cash flow vs Rent it out if converted to Rent by the room
4.84% Return before costs on price converted vs 5.09% as-is
As-is Rent it out
Monthly profit-£477
Return before costs on price5.09%
Cash needed£160,648
If converted to Rent by the room
Monthly profit-£1,312
Return before costs on price4.84%
Cash needed£176,648
Δ vs Rent it out Monthly profit-£834
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£67,290–£125,930full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- 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£30,312
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,348
Exit costs
Projected sale price (5y · 2%/yr growth)£656,928
Capital gain (pre-CGT)£61,928
Sale costs (~2.5%)£16,423
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-£18,890
Rates as of Oct 2024
Acquisition costs
£234,880cash neededPurchase price£595,000
Deposit (25%)£148,750
Stamp duty+5% additional-property surcharge£49,500
Refurb£23,805
Legal + survey£2,900
Mortgage fees£9,925
Total cash neededdeposit + costs (loan covers the rest)£234,880
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
A Wonderful Five Bedroom Detached Family Home – Quiet & Desirable Cul-de-Sac- No Chain!
We are delighted to welcome to the open market this beautifully presented, spacious and versatile five bedroom detached family home, tucked away within a highly sought-after and peaceful cul-de-sac. Perfectly suited for growing families in search of their forever home, the property offers an excellent balance of space and functionality throughout. The ground floor comprises a welcoming en…
Floor plans
Listing metaonthemarket · Murdock & Wasley Estate Agents - Longlevens
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£529
Cash needed
£235K
Return after costs
-2.70%
IRR
-3.45%
Quail Close, Barnwood, Gloucester, Gloucester
detached · 5 bed · 2 bath
£595,000
est £2,526 · 5.09% gross
Chain freeEPC D
1 / 26
0/100
Marginal
5.09% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£595K
Return before costs
5.09%
est rent £2,526/monot enough comparablesRange £2,147–£2,972/mo (Q1–Q3)
Bedrooms
5
2 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £2,147–£2,972/mo · n=4
Financing
DepositYour cash in — the rest is the mortgage25% · £148,750
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 — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £446,250 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£529
after mortgage, operating costs & tax
Rent in£2,526/mo gross
£2,429/mo collected · £97/mo lost to voids
Where it goes
£2,324Mortgage£634Costs
Outgoings exceed rent — you top up £529/mo
Mortgage£2,324
Costs£634
Management£253
Maintenance£100
Insurance£40
CapEx reserve£126
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£529
Returns
Return before costs on price5.09%
Cash return on cash-2.70%
Gross margin£1,795
Cash needed£234,880
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.00
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 | £30,312 | £7,603 | £27,891 | £0 | £0 | -£5,182 | -£5,182 |
| Year 2 | £31,221 | £7,831 | £27,891 | £0 | £0 | -£4,501 | -£9,683 |
| Year 3 | £32,158 | £8,066 | £27,891 | £0 | £0 | -£3,799 | -£13,482 |
| Year 4 | £33,123 | £8,308 | £27,891 | £0 | £0 | -£3,076 | -£16,558 |
| Year 5 | £34,116 | £8,558 | £27,891 | £0 | £0 | -£2,332 | -£18,890 |
Rent by the room upside
What we verified
5105
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▾
EPC~£3,000–£7,000 to upgrade to CD
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£5,578
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£18,890
Acquisition costs
25% deposit£148,750
Stamp duty£49,500
Refurb£23,805
Legal + survey£2,900
Mortgage + broker£9,925
Cash needed£234,880
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 Wonderful Five Bedroom Detached Family Home – Quiet & Desirable Cul-de-Sac- No Chain!
We are delighted to welcome to the open market this beautifully presented, spacious and versatile five bedroom detached family home, tucked away within a highly sought-after and peaceful cul-de-sac. Perfectly suited for growing families in search of their forever home, the property offers an excellent balance of space and functionality throughout. The ground floor comprises a welcoming en…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice