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Year 5 disposal
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0/ 100
Weak
3.41% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 3.41% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,163/mo — heavily negative — needs monthly capital injection
- -7.5% 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
−£1K/mo
You top up £1K/mo
Price
£600K
No local sold comps to compare
Return · IRR
-7.5%/yr
Loses money over 5 years
Cash to get in
£224K
Deposit + fees + refurb
Return before costs on price 3.41%5-yr return on cash -27%Rent est. £1,705 (£1,465–£1,984)
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: £1,465–£1,984/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £150,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £450,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,163
after mortgage, operating costs & tax
Rent in£1,705/mo gross
£1,639/mo collected · £66/mo lost to voids
Where it goes
£2,344Mortgage£459Costs
Outgoings exceed rent — you top up £1,163/mo
Mortgage£2,344
Costs£459
Management£171
Maintenance£50
Insurance£40
CapEx reserve£85
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£1,163
Returns
Return before costs on price3.41%
Cash return on cash-6.24%
Gross margin£1,181
Cash needed£223,664
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.67
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 | £20,460 | £5,506 | £28,125 | £0 | £0 | -£13,171 | -£13,171 |
| Year 2 | £21,074 | £5,671 | £28,125 | £0 | £0 | -£12,722 | -£25,893 |
| Year 3 | £21,706 | £5,841 | £28,125 | £0 | £0 | -£12,260 | -£38,154 |
| Year 4 | £22,357 | £6,017 | £28,125 | £0 | £0 | -£11,784 | -£49,938 |
| Year 5 | £23,028 | £6,197 | £28,125 | £0 | £0 | -£11,294 | -£61,232 |
Disposal gain (gross)-£17,777
CGT£0
Net Disposal proceeds£645,887
What we verified
What we verified
41064 ok · 1 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 profileMixed demand
Tenant profilelikely cohort2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 25.5 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
2-bed · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
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 — -£1,163/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 | 3.41% | -£1,163 | £223,664 | -27.4% | Low | Feasible |
| Housing-benefit rent | 2.56% | -£1,593 | £223,664 | -38.7% | Med | Feasible |
| Council lease | 0.00% | -£2,538 | £223,664 | -68.4% | Low | Feasible |
| Refurb & refinance | 3.41% | -£1,163 | £257,970 | -23.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£194 | £667,970 | 7% | 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
-£168/mo cash flow vs Rent it out if converted to Rent by the room
4.80% Return before costs on price converted vs 3.41% as-is
As-is Rent it out
Monthly profit-£1,163
Return before costs on price3.41%
Cash needed£161,898
If converted to Rent by the room
Monthly profit-£1,331
Return before costs on price4.80%
Cash needed£177,898
Δ vs Rent it out Monthly profit-£168
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
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£20,460
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£13,958
Exit costs
Projected sale price (5y · 2%/yr growth)£662,448
Capital gain (pre-CGT)£62,448
Sale costs (~2.5%)£16,561
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-£61,232
Rates as of Oct 2024
Acquisition costs
£223,664cash neededPurchase price£600,000
Deposit (25%)£150,000
Stamp duty+5% additional-property surcharge£50,000
Refurb£10,764
Legal + survey£2,900
Mortgage fees£10,000
Total cash neededdeposit + costs (loan covers the rest)£223,664
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Nestled in the heart of Radnage Village, this beautifully presented Grade II listed two-bedroom cottage offers an appealing blend of period character and modern comfort. Set within one of Buckinghamshire’s most picturesque rural communities, the property enjoys a peaceful setting surrounded by rolling Chilterns scenery, yet remains conveniently placed for nearby towns, transport links, and well‑regarded schools.
The cottage immediately impresses with its flint-and-brick exte…
Floor plans
Listing metaonthemarket · Bonners & Babingtons - Chinnor
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£1,163
Cash needed
£224K
Return after costs
-6.24%
IRR
-7.47%
The Spinney, City Road, High Wycombe, Buckinghamshire, High Wycombe
terraced · 2 bed · 1 bath
£600,000
est £1,705 · 3.41% gross
Listed building
1 / 16
0/100
Marginal
3.41% — verify the rent + comps locally.
3.41% Return before costs — around the area average for this property type.
Monthly profit −£1,163/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£600K
Return before costs
3.41%
est rent £1,705/monot enough comparablesRange £1,465–£1,984/mo (Q1–Q3)
Bedrooms
2
1 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: £1,465–£1,984/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £150,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £450,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,163
after mortgage, operating costs & tax
Rent in£1,705/mo gross
£1,639/mo collected · £66/mo lost to voids
Where it goes
£2,344Mortgage£459Costs
Outgoings exceed rent — you top up £1,163/mo
Mortgage£2,344
Costs£459
Management£171
Maintenance£50
Insurance£40
CapEx reserve£85
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£1,163
Returns
Return before costs on price3.41%
Cash return on cash-6.24%
Gross margin£1,181
Cash needed£223,664
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.67
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 | £20,460 | £5,506 | £28,125 | £0 | £0 | -£13,171 | -£13,171 |
| Year 2 | £21,074 | £5,671 | £28,125 | £0 | £0 | -£12,722 | -£25,893 |
| Year 3 | £21,706 | £5,841 | £28,125 | £0 | £0 | -£12,260 | -£38,154 |
| Year 4 | £22,357 | £6,017 | £28,125 | £0 | £0 | -£11,784 | -£49,938 |
| Year 5 | £23,028 | £6,197 | £28,125 | £0 | £0 | -£11,294 | -£61,232 |
Rent by the room upside
What we verified
3215
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaListed
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 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£5,625
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£61,232
Acquisition costs
25% deposit£150,000
Stamp duty£50,000
Refurb£10,764
Legal + survey£2,900
Mortgage + broker£10,000
Cash needed£223,664
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
Nestled in the heart of Radnage Village, this beautifully presented Grade II listed two-bedroom cottage offers an appealing blend of period character and modern comfort. Set within one of Buckinghamshire’s most picturesque rural communities, the property enjoys a peaceful setting surrounded by rolling Chilterns scenery, yet remains conveniently placed for nearby towns, transport links, and well‑regarded schools.
The cottage immediately impresses with its flint-and-brick exte…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice