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Year 5 disposal
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30/ 100
Weak
7.00% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.00% return before costs — above-market
- Long lease (166 yrs) — no short-lease drag
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£140/mo — mildly negative — equity build may cover
- -1.4% 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
−£140/mo
You top up £140/mo
Price
£290K
No local sold comps to compare
Return · IRR
-1.4%/yr
Loses money over 5 years
Cash to get in
£114K
Deposit + fees + refurb
Return before costs on price 7.00%5-yr return on cash -1%Rent est. £1,692 (£1,600–£1,789)
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: £1,600–£1,789/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £217,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£140
after mortgage, operating costs & tax
Rent in£1,692/mo gross
£1,627/mo collected · £65/mo lost to voids
Where it goes
£1,133Mortgage£634Costs
Outgoings exceed rent — you top up £140/mo
Mortgage£1,133
Costs£634
Management£169
Maintenance£67
Insurance£28
CapEx reserve£85
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£140
Returns
Return before costs on price7.00%
Cash return on cash-1.47%
Gross margin£992
Cash needed£114,486
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.38
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 | £20,304 | £7,614 | £13,594 | £0 | £0 | -£903 | -£903 |
| Year 2 | £20,913 | £7,842 | £13,594 | £0 | £0 | -£523 | -£1,426 |
| Year 3 | £21,541 | £8,077 | £13,594 | £0 | £0 | -£131 | -£1,556 |
| Year 4 | £22,187 | £8,320 | £13,594 | £0 | £52 | £221 | -£1,335 |
| Year 5 | £22,852 | £8,569 | £13,594 | £0 | £131 | £558 | -£777 |
Disposal gain (gross)-£14,457
CGT£0
Net Disposal proceeds£312,179
What we verified
What we verified
50065 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
Leasehold166 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
166 yr
Extracted from listing description · verify with solicitor
Tenure & planning166 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
SchoolsNo postcode
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohort3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 2.1 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
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£140/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 | 7.00% | -£140 | £114,486 | -0.7% | Low | Feasible |
| Housing-benefit rent | 5.25% | -£564 | £114,486 | -22.3% | Med | Feasible |
| Council lease | 0.00% | -£1,507 | £114,486 | -80.2% | Low | Feasible |
| Refurb & refinance | 7.00% | -£140 | £135,030 | -0.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £332,680 | 4% | Med | Feasible |
| Rent by the room | 7.45% | -£673 | £114,486 | -26.1% | — | 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
-£150/mo cash flow vs Rent it out if converted to Rent by the room
9.93% Return before costs on price converted vs 7.00% as-is
As-is Rent it out
Monthly profit+£30
Return before costs on price7.00%
Cash needed£84,398
If converted to Rent by the room
Monthly profit-£120
Return before costs on price9.93%
Cash needed£100,398
Δ vs Rent it out Monthly profit-£150
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 69% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- no local HMO decisions on record
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Reading HMO Article 4 — Katesgrove (ward approximation)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Tax treatment
Annual gross rent£20,304
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,684
Exit costs
Projected sale price (5y · 2%/yr growth)£320,183
Capital gain (pre-CGT)£30,183
Sale costs (~2.5%)£8,005
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-£777
Rates as of Oct 2024
Acquisition costs
£114,486cash neededPurchase price£290,000
Deposit (25%)£72,500
Stamp duty+5% additional-property surcharge£19,000
Refurb£15,111
Legal + survey£2,525
Mortgage fees£5,350
Total cash neededdeposit + costs (loan covers the rest)£114,486
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
A beautifully presented three-bedroom apartment in a sought-after riverside setting, overlooking parkland and just moments from the River Kennet.
Located within the popular Park View development, this well-maintained home offers spacious and versatile accommodation, comprising three well proportioned double bedrooms, a modern bathroom, contemporary fitted kitchen, and a bright living/dining room with direct access to a patio area, perfect for relaxing or entertaining outdoor…
Floor plans
Listing metaonthemarket · Chancellors - Reading Sales
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£140
Cash needed
£114K
Return after costs
-1.47%
IRR
-1.45%
Park View, Reading, Berkshire, Reading
flat · 3 bed · 1 bath
£290,000
est £1,692 · 7.00% gross
Leasehold 166yr
1 / 22
30/100
Marginal
7.00% — verify the rent + comps locally.
7.00% Return before costs — above-market
Price
£290K
Return before costs
7.00%
est rent £1,692/monot enough comparablesRange £1,600–£1,789/mo (Q1–Q3)
Bedrooms
3
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: £1,600–£1,789/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £217,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£140
after mortgage, operating costs & tax
Rent in£1,692/mo gross
£1,627/mo collected · £65/mo lost to voids
Where it goes
£1,133Mortgage£634Costs
Outgoings exceed rent — you top up £140/mo
Mortgage£1,133
Costs£634
Management£169
Maintenance£67
Insurance£28
CapEx reserve£85
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£140
Returns
Return before costs on price7.00%
Cash return on cash-1.47%
Gross margin£992
Cash needed£114,486
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.38
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 | £20,304 | £7,614 | £13,594 | £0 | £0 | -£903 | -£903 |
| Year 2 | £20,913 | £7,842 | £13,594 | £0 | £0 | -£523 | -£1,426 |
| Year 3 | £21,541 | £8,077 | £13,594 | £0 | £0 | -£131 | -£1,556 |
| Year 4 | £22,187 | £8,320 | £13,594 | £0 | £52 | £221 | -£1,335 |
| Year 5 | £22,852 | £8,569 | £13,594 | £0 | £131 | £558 | -£777 |
Rent by the room upside
What we verified
5006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining166 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 · OfstedNo postcode
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£2,719
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£777
Acquisition costs
25% deposit£72,500
Stamp duty£19,000
Refurb£15,111
Legal + survey£2,525
Mortgage + broker£5,350
Cash needed£114,486
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 beautifully presented three-bedroom apartment in a sought-after riverside setting, overlooking parkland and just moments from the River Kennet.
Located within the popular Park View development, this well-maintained home offers spacious and versatile accommodation, comprising three well proportioned double bedrooms, a modern bathroom, contemporary fitted kitchen, and a bright living/dining room with direct access to a patio area, perfect for relaxing or entertaining outdoor…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice