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Year 5 disposal
BMV -13%
⊞ View all 19
14/ 100
Weak
5.96% return before costs — verify the rent + comps locally.
Why it works
- Priced below market -13% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£1,037/mo — heavily negative — needs monthly capital injection
- -4.9% 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 vs market
Below market value
-13% vs 12 sold · interior unseen
Return · IRR
-4.9%/yr
Loses money over 5 years
Cash left in
£229K
Stays in after refinancing at value
Price £875KCash to buy £331KReturn before costs on price 5.96%5-yr return on cash -13%Rent est. £4,349 (£3,916–£4,830)
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: £3,916–£4,830/mo · n=133
Financing
DepositYour cash in — the rest is the mortgage25% · £218,750
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 (£13,022–£24,307 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £656,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,037
after mortgage, operating costs & tax
Rent in£4,349/mo gross
£4,182/mo collected · £167/mo lost to voids
Where it goes
£3,555Mortgage£1,664Costs
Outgoings exceed rent — you top up £1,037/mo
Mortgage£3,555
Costs£1,664
Management£435
Maintenance£67
Insurance£40
CapEx reserve£217
Voids + council tax£5
Service charge + ground rent£752
Ltd co. accounts£104
Selective licensing£43
Tax—
Shortfall−£1,037
Returns
Return before costs on price5.96%
Cash return on cash-3.76%
Gross margin£2,518
Cash needed£331,087
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.18
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 | £52,188 | £19,964 | £42,656 | £0 | £0 | -£10,432 | -£10,432 |
| Year 2 | £53,754 | £20,563 | £42,656 | £0 | £0 | -£9,466 | -£19,898 |
| Year 3 | £55,366 | £21,180 | £42,656 | £0 | £0 | -£8,470 | -£28,368 |
| Year 4 | £57,027 | £21,815 | £42,656 | £0 | £0 | -£7,444 | -£35,813 |
| Year 5 | £58,738 | £22,470 | £42,656 | £0 | £0 | -£6,388 | -£42,201 |
Disposal gain (gross)-£31,293
CGT£0
Net Disposal proceeds£941,919
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leaseholdleasehold
Tenure & planningleasehold
Legal & planning
2 checks- TenureLeasehold
- 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 statusDirect mention
OKInfoVerifyCritical
Severity
EWS1 mentioned in listing
OK
Floor
EWS1 typically required above 18m
Floor 5
Lender impact
EWS1 form mentioned in listing — confirm the rating (A1/A2 = ok, B1/B2 = remediation required).
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 cohortSW11 7BP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 3.4 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 · 2-bath · 732 sqft · London ×1.4
£31k–£59k
£ per sqft
building cost only
£42–£81
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£7,320–£13,176
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,248–£19,032
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history86d on marketno cuts yet
Strategy matrix
Refurb & refinance wins — -£994/mo · £43/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.96% | -£1,037 | £331,087 | -12.7% | Low | Feasible |
| Housing-benefit rent | 2.32% | -£3,269 | £331,087 | -56.4% | Med | Feasible |
| Council lease | 2.32% | -£2,925 | £331,087 | -52.3% | Low | Feasible |
| ⭐ Refurb & refinance | 5.96% | -£994 | £381,782 | -10.3% | Med | Feasible |
| Short-stay let / Airbnb | 4.59% | -£2,812 | £331,087 | -49.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£963 | £980,157 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context306 active short-lets nearby
Short-let market context
- 306 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Inner South West London · cap £1,695/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Inner South West London
- LHA monthly cap:
- £1,695
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
Local lettings demandby strategyLive area data
Short-stay let25% occupancy
£446/night ADR
Based on 117 short-let comps nearby
Rent by the room conversion upside
-£2,314/mo cash flow vs Rent it out if converted to Rent by the room
3.29% Return before costs on price converted vs 5.96% as-is
As-is Rent it out
Monthly profit-£92
Return before costs on price5.96%
Cash needed£230,648
If converted to Rent by the room
Monthly profit-£2,405
Return before costs on price3.29%
Cash needed£246,648
Δ vs Rent it out Monthly profit-£2,314
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
£56,000
Range: £47,600 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£57,048–£106,572full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£3,660–£6,588
- Replumb£2,928–£5,856
- Windows£8,052–£14,640
- Paint + decor£7,320–£13,176
- Flooring£10,248–£19,032
Comparables
sold within 0.5 miWide · CV 17.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£52,188
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£12,440
Exit costs
Projected sale price (5y · 2%/yr growth)£966,071
Capital gain (pre-CGT)£91,071
Sale costs (~2.5%)£24,152
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-£42,201
Rates as of Oct 2024
Acquisition costs
£331,087cash neededPurchase price£875,000
Deposit (25%)£218,750
Stamp duty+5% additional-property surcharge£77,500
Refurb£17,362
Legal + survey£3,350
Mortgage fees£14,125
Total cash neededdeposit + costs (loan covers the rest)£331,087
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A stunning two bedroom, two bathroom apartment, c.732 sq. Ft., with a private balcony and offering views over the swimming pool and Jacuzzi.
Set on the 5th floor of the Ambassador Building, located in the heart of Embassy Gardens in Nine Elms. The apartment features an open plan living area with floor to ceiling windows providing an abundance of natural light throughout, walnut parquet flooring, marble work surfaces and the latest home appliances; two bedrooms with fitted wa…
Floor plans
Nearby active comparables5 deals
Comparable rentals
SW11 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · JOHNS&CO - Nine Elms
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
−£1,037
Cash needed
£331K
Return after costs
-3.76%
IRR
-4.88%
Listed 86d ago
Ambassador Building, Embassy Gardens, Nine Elms SW11
flat · 2 bed · 2 bath · 732 sqft
£875,000
est £4,349 · 5.96% gross
Priced below market
1 / 19
14/100
Marginal
5.96% — verify the rent + comps locally.
Priced below market -13% vs 12 nearby sold (last 12 mo)
Price
£875K
13% below sold comps
Return before costs
5.96%
est rent £4,349/monot enough comparablesRange £3,916–£4,830/mo (Q1–Q3)
Bedrooms
2
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: £3,916–£4,830/mo · n=133
Financing
DepositYour cash in — the rest is the mortgage25% · £218,750
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 (£13,022–£24,307 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £656,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,037
after mortgage, operating costs & tax
Rent in£4,349/mo gross
£4,182/mo collected · £167/mo lost to voids
Where it goes
£3,555Mortgage£1,664Costs
Outgoings exceed rent — you top up £1,037/mo
Mortgage£3,555
Costs£1,664
Management£435
Maintenance£67
Insurance£40
CapEx reserve£217
Voids + council tax£5
Service charge + ground rent£752
Ltd co. accounts£104
Selective licensing£43
Tax—
Shortfall−£1,037
Returns
Return before costs on price5.96%
Cash return on cash-3.76%
Gross margin£2,518
Cash needed£331,087
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.18
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context306 active short-lets nearby
Short-let market context
- 306 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Inner South West London · cap £1,695/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Inner South West London
- LHA monthly cap:
- £1,695
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £52,188 | £19,964 | £42,656 | £0 | £0 | -£10,432 | -£10,432 |
| Year 2 | £53,754 | £20,563 | £42,656 | £0 | £0 | -£9,466 | -£19,898 |
| Year 3 | £55,366 | £21,180 | £42,656 | £0 | £0 | -£8,470 | -£28,368 |
| Year 4 | £57,027 | £21,815 | £42,656 | £0 | £0 | -£7,444 | -£35,813 |
| Year 5 | £58,738 | £22,470 | £42,656 | £0 | £0 | -£6,388 | -£42,201 |
Rent by the room upside
What we verified
2507
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeleasehold
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£8,219/yr
Ground rentDoubling clauses kill mortgageability£800/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 miWide · CV 17.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£8,531
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£42,201
Acquisition costs
25% deposit£218,750
Stamp duty£77,500
Refurb£17,362
Legal + survey£3,350
Mortgage + broker£14,125
Cash needed£331,087
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 copyZoopla
A stunning two bedroom, two bathroom apartment, c.732 sq. Ft., with a private balcony and offering views over the swimming pool and Jacuzzi.
Set on the 5th floor of the Ambassador Building, located in the heart of Embassy Gardens in Nine Elms. The apartment features an open plan living area with floor to ceiling windows providing an abundance of natural light throughout, walnut parquet flooring, marble work surfaces and the latest home appliances; two bedrooms with fitted wa…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice