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Year 5 disposal
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0/ 100
Weak
4.03% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£1,104/mo — heavily negative — needs monthly capital injection
- -6.2% 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
−£1K/mo
You top up £1K/mo
Price
£665K
No local sold comps to compare
Return · IRR
-6.2%/yr
Loses money over 5 years
Cash to get in
£257K
Deposit + fees + refurb
Return before costs on price 4.03%5-yr return on cash -21%Rent est. £2,235 (£1,774–£2,816)
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: £1,774–£2,816/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £166,250
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 (£15,525–£28,980 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £498,750 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 £400K+
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,104
after mortgage, operating costs & tax
Rent in£2,235/mo gross
£2,149/mo collected · £86/mo lost to voids
Where it goes
£2,702Mortgage£551Costs
Outgoings exceed rent — you top up £1,104/mo
Mortgage£2,702
Costs£551
Management£224
Maintenance£67
Insurance£40
CapEx reserve£112
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£1,104
Returns
Return before costs on price4.03%
Cash return on cash-5.15%
Gross margin£1,598
Cash needed£257,325
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.80
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 | £26,820 | £6,616 | £32,419 | £0 | £0 | -£12,214 | -£12,214 |
| Year 2 | £27,625 | £6,814 | £32,419 | £0 | £0 | -£11,608 | -£23,822 |
| Year 3 | £28,453 | £7,018 | £32,419 | £0 | £0 | -£10,984 | -£34,806 |
| Year 4 | £29,307 | £7,229 | £32,419 | £0 | £0 | -£10,341 | -£45,147 |
| Year 5 | £30,186 | £7,446 | £32,419 | £0 | £0 | -£9,678 | -£54,825 |
Disposal gain (gross)-£29,242
CGT£0
Net Disposal proceeds£715,858
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
959 yr
Service charge
Annual running cost
£2,280/yr
Extracted from listing description · verify with solicitor
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 cohortGL50 · 4 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
UWE Bristol · 54.5 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
4-bed · 2-bath · 1500 sqft
£37k–£73k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£10,500–£19,500
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£16,500–£31,500
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£1,104/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 | 4.03% | -£1,104 | £257,325 | -21.3% | Low | Feasible |
| Housing-benefit rent | 3.02% | -£1,660 | £257,325 | -34.0% | Med | Feasible |
| Council lease | 0.00% | -£2,913 | £257,325 | -68.2% | Low | Feasible |
| Refurb & refinance | 4.03% | -£1,104 | £298,855 | -18.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £753,380 | 6% | Med | Feasible |
| Rent by the room | 4.33% | -£1,882 | £257,325 | -38.0% | — | 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
-£598/mo cash flow vs Rent it out if converted to Rent by the room
4.33% Return before costs on price converted vs 4.03% as-is
As-is Rent it out
Monthly profit-£987
Return before costs on price4.03%
Cash needed£178,148
If converted to Rent by the room
Monthly profit-£1,585
Return before costs on price4.33%
Cash needed£194,148
Δ vs Rent it out Monthly profit-£598
Show conversion detail
Conversion cost estimate
£31,200
Range: £24,000 – £40,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£80,940–£153,730full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£6,000–£12,000
- Replumb£4,500–£10,500
- Windows£15,000–£28,500
- Paint + decor£13,500–£24,000
- Flooring£19,500–£36,000
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£26,820
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£13,246
Exit costs
Projected sale price (5y · 2%/yr growth)£734,214
Capital gain (pre-CGT)£69,214
Sale costs (~2.5%)£18,355
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-£54,825
Rates as of Oct 2024
Acquisition costs
£257,325cash neededPurchase price£665,000
Deposit (25%)£166,250
Stamp duty+5% additional-property surcharge£56,500
Refurb£20,700
Legal + survey£2,900
Mortgage fees£10,975
Total cash neededdeposit + costs (loan covers the rest)£257,325
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
A stunning penthouse apartment overlooking Christ Church. Exceptionally spacious, beautifully planned and presented living space with an outside balcony terrace, secure parking and communal gardens.
Description
Western Court is a purpose-built block of apartments situated in the highly desirable area of Christchurch, short stroll of the famed The Cheltenham Ladies’ College, Cheltenham Spa Train station and the cosmopolitan hub of Montpellier. Originally built in the 1980s,…
Floor plans
Listing metaonthemarket · Kingsley Evans - Cheltenham
About this listing
OnTheMarketPrice history
5-year price trend
Monthly profit
−£1,104
Cash needed
£257K
Return after costs
-5.15%
IRR
-6.21%
Western Road, Cheltenham, Gloucestershire, GL50, Cheltenham, GL50
penthouse · 4 bed · 2 bath · 1,500 sqft
£665,000
est £2,235 · 4.03% gross
Leasehold 959yr
1 / 15
0/100
Marginal
4.03% — verify the rent + comps locally.
4.03% Return before costs — around the area average for this property type.
Monthly profit −£1,104/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£665K
Return before costs
4.03%
est rent £2,235/monot enough comparablesRange £1,774–£2,816/mo (Q1–Q3)
Bedrooms
4
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: £1,774–£2,816/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £166,250
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 (£15,525–£28,980 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £498,750 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 £400K+
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,104
after mortgage, operating costs & tax
Rent in£2,235/mo gross
£2,149/mo collected · £86/mo lost to voids
Where it goes
£2,702Mortgage£551Costs
Outgoings exceed rent — you top up £1,104/mo
Mortgage£2,702
Costs£551
Management£224
Maintenance£67
Insurance£40
CapEx reserve£112
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£1,104
Returns
Return before costs on price4.03%
Cash return on cash-5.15%
Gross margin£1,598
Cash needed£257,325
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.80
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 | £26,820 | £6,616 | £32,419 | £0 | £0 | -£12,214 | -£12,214 |
| Year 2 | £27,625 | £6,814 | £32,419 | £0 | £0 | -£11,608 | -£23,822 |
| Year 3 | £28,453 | £7,018 | £32,419 | £0 | £0 | -£10,984 | -£34,806 |
| Year 4 | £29,307 | £7,229 | £32,419 | £0 | £0 | -£10,341 | -£45,147 |
| Year 5 | £30,186 | £7,446 | £32,419 | £0 | £0 | -£9,678 | -£54,825 |
Rent by the room upside
What we verified
6007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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£2,280/yr
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
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£6,484
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£54,825
Acquisition costs
25% deposit£166,250
Stamp duty£56,500
Refurb£20,700
Legal + survey£2,900
Mortgage + broker£10,975
Cash needed£257,325
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 stunning penthouse apartment overlooking Christ Church. Exceptionally spacious, beautifully planned and presented living space with an outside balcony terrace, secure parking and communal gardens.
Description
Western Court is a purpose-built block of apartments situated in the highly desirable area of Christchurch, short stroll of the famed The Cheltenham Ladies’ College, Cheltenham Spa Train station and the cosmopolitan hub of Montpellier. Originally built in the 1980s,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice