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Year 5 disposal
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35/ 100
Weak
7.52% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.52% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£147/mo — mildly negative — equity build may cover
- -3.1% 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
−£147/mo
You top up £147/mo
Price
£145K
No local sold comps to compare
Return · IRR
-3.1%/yr
Loses money over 5 years
Cash to get in
£55K
Deposit + fees + refurb
Return before costs on price 7.52%5-yr return on cash -9%Rent est. £909 (£820–£1,008)
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: £820–£1,008/mo · n=129
Financing
DepositYour cash in — the rest is the mortgage25% · £36,250
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £108,750 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
-£147
after mortgage, operating costs & tax
Rent in£909/mo gross
£874/mo collected · £35/mo lost to voids
Where it goes
£589Mortgage£432Costs
Outgoings exceed rent — you top up £147/mo
Mortgage£589
Costs£432
Management£91
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£5
Service charge + ground rent£100
Ltd co. accounts£104
Tax—
Shortfall−£147
Returns
Return before costs on price7.52%
Cash return on cash-3.19%
Gross margin£442
Cash needed£55,492
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.48
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £10,908 | £5,189 | £7,069 | £0 | £0 | -£1,349 | -£1,349 |
| Year 2 | £11,235 | £5,344 | £7,069 | £0 | £0 | -£1,178 | -£2,527 |
| Year 3 | £11,572 | £5,505 | £7,069 | £0 | £0 | -£1,001 | -£3,528 |
| Year 4 | £11,919 | £5,670 | £7,069 | £0 | £0 | -£819 | -£4,348 |
| Year 5 | £12,277 | £5,840 | £7,069 | £0 | £0 | -£632 | -£4,979 |
Disposal gain (gross)-£4,978
CGT£0
Net Disposal proceeds£156,089
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
956 yr
Service charge
Annual running cost
£900/yr
Extracted from listing description · verify with solicitor
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortGL52 · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
UWE Bristol · 55.2 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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£147/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 | 7.52% | -£147 | £55,492 | -9.0% | Low | Feasible |
| Housing-benefit rent | 5.64% | -£376 | £55,492 | -33.3% | Med | Feasible |
| Council lease | 0.00% | -£880 | £55,492 | -97.1% | Low | Feasible |
| Refurb & refinance | 7.52% | -£147 | £65,309 | -7.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£291 | £163,634 | 5% | 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
+£393/mo cash flow vs Rent it out if converted to Rent by the room
19.86% Return before costs on price converted vs 7.52% as-is
As-is Rent it out
Monthly profit-£32
Return before costs on price7.52%
Cash needed£48,148
If converted to Rent by the room
Monthly profit+£361
Return before costs on price19.86%
Cash needed£64,148
Δ vs Rent it out Monthly profit+£393
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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodBrimscombe Church of England (VA) Primary SchoolPrimary · Voluntary aided school · GL5 2QR
- GoodStroud Valley Community Primary SchoolPrimary · Community school · GL5 2HP
- Not ratedThrupp SchoolPrimary · Community school · GL5 2EN
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£10,908
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,769
Exit costs
Projected sale price (5y · 2%/yr growth)£160,092
Capital gain (pre-CGT)£15,092
Sale costs (~2.5%)£4,002
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-£4,979
Rates as of Oct 2024
Acquisition costs
£55,492cash neededPurchase price£145,000
Deposit (25%)£36,250
Stamp duty+5% additional-property surcharge£7,650
Refurb£6,417
Legal + survey£2,000
Mortgage fees£3,175
Total cash neededdeposit + costs (loan covers the rest)£55,492
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Set within an attractive Grade II period building on Grosvenor Street, this one bedroom ground floor apartment offers a great combination of character, location and potential. While the property would benefit from some cosmetic improvement, it provides an excellent opportunity for a buyer to update the accommodation to their own taste while retaining its wealth of period features.
The apartment is approached through a communal entrance and hallway, with the accommodation its…
Floor plans
Nearby active comparables1 rental
Comparable rentals
GL52 · same beds + typeMedian nearby: £850/mo · 1 of 1 already let-£59 vs our est
- 3-5 Hewlett Road, Cheltenham, Glouces…Let1b£850/moMay 2026
Other deals nearby
GL52 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Elliot Oliver Sales - Cheltenham
About this listing
OnTheMarketPrice history
5-year price trend
Monthly profit
−£147
Cash needed
£55K
Return after costs
-3.19%
IRR
-3.09%
Grosvenor Street, Cheltenham, GL52, Cheltenham, GL52
flat · 1 bed · 1 bath
£145,000
est £909 · 7.52% gross
Leasehold 956yr
1 / 13
35/100
Marginal
7.52% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.52% Return before costs — above-market
Price
£145K
Return before costs
7.52%
est rent £909/monot enough comparablesRange £820–£1,008/mo (Q1–Q3)
Bedrooms
1
1 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: £820–£1,008/mo · n=129
Financing
DepositYour cash in — the rest is the mortgage25% · £36,250
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £108,750 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
-£147
after mortgage, operating costs & tax
Rent in£909/mo gross
£874/mo collected · £35/mo lost to voids
Where it goes
£589Mortgage£432Costs
Outgoings exceed rent — you top up £147/mo
Mortgage£589
Costs£432
Management£91
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£5
Service charge + ground rent£100
Ltd co. accounts£104
Tax—
Shortfall−£147
Returns
Return before costs on price7.52%
Cash return on cash-3.19%
Gross margin£442
Cash needed£55,492
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.48
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £10,908 | £5,189 | £7,069 | £0 | £0 | -£1,349 | -£1,349 |
| Year 2 | £11,235 | £5,344 | £7,069 | £0 | £0 | -£1,178 | -£2,527 |
| Year 3 | £11,572 | £5,505 | £7,069 | £0 | £0 | -£1,001 | -£3,528 |
| Year 4 | £11,919 | £5,670 | £7,069 | £0 | £0 | -£819 | -£4,348 |
| Year 5 | £12,277 | £5,840 | £7,069 | £0 | £0 | -£632 | -£4,979 |
Rent by the room upside
What we verified
4207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remainingFreehold
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
Service chargeReduces net yield£900/yr
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£1,414
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,979
Acquisition costs
25% deposit£36,250
Stamp duty£7,650
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£3,175
Cash needed£55,492
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
Set within an attractive Grade II period building on Grosvenor Street, this one bedroom ground floor apartment offers a great combination of character, location and potential. While the property would benefit from some cosmetic improvement, it provides an excellent opportunity for a buyer to update the accommodation to their own taste while retaining its wealth of period features.
The apartment is approached through a communal entrance and hallway, with the accommodation its…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice