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Year 5 disposal
⊞ View all 5
19/ 100
Weak
6.90% return before costs — verify the rent + comps locally.
Why it works
- Long lease (101 yrs) — no short-lease drag
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£297/mo — significantly negative — real recurring drain
- -5.3% 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
−£297/mo
You top up £297/mo
Price
£180K
No local sold comps to compare
Return · IRR
-5.3%/yr
Loses money over 5 years
Cash to get in
£67K
Deposit + fees + refurb
Return before costs on price 6.90%5-yr return on cash -20%Rent est. £1,035 (£982–£1,091)
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 21 Sep 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: £982–£1,091/mo · n=105
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
Standard 75% LTV for BTL
Mortgage rate5y fixed6.1%
5-year fixed at 75% LTV — 6.05% (as of 2026-09-21).
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £134,999.25 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£297
after mortgage, operating costs & tax
Rent in£1,035/mo gross
£995/mo collected · £40/mo lost to voids
Where it goes
£766Mortgage£527Costs
Outgoings exceed rent — you top up £297/mo
Mortgage£766
Costs£527
Management£104
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£297
Returns
Return before costs on price6.90%
Cash return on cash-5.31%
Gross margin£468
Cash needed£67,217
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.36
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 | £12,420 | £6,325 | £9,187 | £0 | £0 | -£3,092 | -£3,092 |
| Year 2 | £12,793 | £6,515 | £9,187 | £0 | £0 | -£2,909 | -£6,001 |
| Year 3 | £13,176 | £6,710 | £9,187 | £0 | £0 | -£2,721 | -£8,721 |
| Year 4 | £13,572 | £6,911 | £9,187 | £0 | £0 | -£2,527 | -£11,248 |
| Year 5 | £13,979 | £7,119 | £9,187 | £0 | £0 | -£2,327 | -£13,574 |
Disposal gain (gross)-£4,751
CGT£0
Net Disposal proceeds£193,765
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold101 yr
Tenure & planning101 yr
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 cohortHP11 · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 24.9 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
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 history1d on marketno cuts yet
Strategy matrix
Rent it out wins — -£297/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 | 6.90% | -£297 | £67,217 | -20.2% | Low | Feasible |
| Housing-benefit rent | 5.17% | -£559 | £67,217 | -43.1% | Med | Feasible |
| Council lease | 0.00% | -£1,132 | £67,217 | -103.0% | Low | Feasible |
| Refurb & refinance | 6.90% | -£297 | £78,784 | -17.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £201,083 | 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
+£317/mo cash flow vs Rent it out if converted to Rent by the room
16.00% Return before costs on price converted vs 6.90% as-is
As-is Rent it out
Monthly profit-£66
Return before costs on price6.90%
Cash needed£56,898
If converted to Rent by the room
Monthly profit+£251
Return before costs on price16.00%
Cash needed£72,898
Δ vs Rent it out Monthly profit+£317
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBoxmoor Primary SchoolPrimary · Community school · HP1 1PF
- Not ratedLockers Park SchoolNot applicable · Other independent school · HP1 1TL
- Not ratedThe Collett SchoolNot applicable · Community special school · HP1 1TQ
- Not ratedHeath Lane Nursery SchoolNursery · Local authority nursery school · HP1 1TT
- Not ratedSouth Hill Primary SchoolPrimary · Community school · HP1 1TT
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£12,420
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,569
Exit costs
Projected sale price (5y · 2%/yr growth)£198,733
Capital gain (pre-CGT)£18,734
Sale costs (~2.5%)£4,968
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-£13,574
Rates as of Oct 2024
Acquisition costs
£67,217cash neededPurchase price£179,999
Deposit (25%)£45,000
Stamp duty+5% additional-property surcharge£10,100
Refurb£6,417
Legal + survey£2,000
Mortgage fees£3,700
Total cash neededdeposit + costs (loan covers the rest)£67,217
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
The Property One double bedroom spacious flat with a good sized storage room, large lounge-dining room, modern fitted kitchen & bathroom. In addition there is secure residents and visitors parking, 0.6 to High Wycombe Train Station and in a great location for shops making it ideal for first time buyers, young professionals & investors. Min 101 years on lease.
The property is located on the first floor and entering the flat, there is an entrance hallway with large storage roo…
Floor plans
Listing metaonthemarket · Purplebricks - Covering Hemel Hempstead
About this listing
1 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£297
Cash needed
£67K
Return after costs
-5.31%
IRR
-5.31%
Listed 1d ago
Baker Street, High Wycombe, HP11, High Wycombe, HP11
flat · 1 bed · 1 bath
£179,999
est £1,035 · 6.90% gross
Leasehold 101yr
1 / 5
19/100
Marginal
6.90% — verify the rent + comps locally.
6.90% Return before costs — around the area average for this property type.
Monthly profit −£297/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£180K
Return before costs
6.90%
est rent £1,035/monot enough comparablesRange £982–£1,091/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
Rates as of 21 Sep 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: £982–£1,091/mo · n=105
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
Standard 75% LTV for BTL
Mortgage rate5y fixed6.1%
5-year fixed at 75% LTV — 6.05% (as of 2026-09-21).
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £134,999.25 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£297
after mortgage, operating costs & tax
Rent in£1,035/mo gross
£995/mo collected · £40/mo lost to voids
Where it goes
£766Mortgage£527Costs
Outgoings exceed rent — you top up £297/mo
Mortgage£766
Costs£527
Management£104
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£297
Returns
Return before costs on price6.90%
Cash return on cash-5.31%
Gross margin£468
Cash needed£67,217
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.36
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 | £12,420 | £6,325 | £9,187 | £0 | £0 | -£3,092 | -£3,092 |
| Year 2 | £12,793 | £6,515 | £9,187 | £0 | £0 | -£2,909 | -£6,001 |
| Year 3 | £13,176 | £6,710 | £9,187 | £0 | £0 | -£2,721 | -£8,721 |
| Year 4 | £13,572 | £6,911 | £9,187 | £0 | £0 | -£2,527 | -£11,248 |
| Year 5 | £13,979 | £7,119 | £9,187 | £0 | £0 | -£2,327 | -£13,574 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining101 yr
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£1,837
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£13,574
Acquisition costs
25% deposit£45,000
Stamp duty£10,100
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£3,700
Cash needed£67,217
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
The Property One double bedroom spacious flat with a good sized storage room, large lounge-dining room, modern fitted kitchen & bathroom. In addition there is secure residents and visitors parking, 0.6 to High Wycombe Train Station and in a great location for shops making it ideal for first time buyers, young professionals & investors. Min 101 years on lease.
The property is located on the first floor and entering the flat, there is an entrance hallway with large storage roo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice