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Year 5 disposal
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0/ 100
Weak
5.49% return before costs — verify the rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£658/mo — heavily negative — needs monthly capital injection
- -3.9% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£658/mo
You top up £658/mo
Price vs market
Above comparable sales
+56% vs 12 sold
Return · IRR
-3.9%/yr
Loses money over 5 years
Cash to get in
£261K
Deposit + fees + refurb
Price £675KReturn before costs on price 5.49%5-yr return on cash -9%Rent est. £3,089 (£2,756–£3,462)
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: £2,756–£3,462/mo · n=50
Financing
DepositYour cash in — the rest is the mortgage25% · £168,750
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 (£15,296–£28,553 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £506,250 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
-£658
after mortgage, operating costs & tax
Rent in£3,089/mo gross
£2,970/mo collected · £119/mo lost to voids
Where it goes
£2,742Mortgage£886Costs
Outgoings exceed rent — you top up £658/mo
Mortgage£2,742
Costs£886
Management£309
Maintenance£67
Insurance£40
CapEx reserve£154
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£31
Tax—
Shortfall−£658
Returns
Return before costs on price5.49%
Cash return on cash-3.02%
Gross margin£2,085
Cash needed£261,120
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.08
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 | £37,068 | £10,628 | £32,906 | £0 | £0 | -£6,466 | -£6,466 |
| Year 2 | £38,180 | £10,947 | £32,906 | £0 | £0 | -£5,673 | -£12,140 |
| Year 3 | £39,325 | £11,275 | £32,906 | £0 | £0 | -£4,856 | -£16,996 |
| Year 4 | £40,505 | £11,614 | £32,906 | £0 | £0 | -£4,015 | -£21,011 |
| Year 5 | £41,720 | £11,962 | £32,906 | £0 | £0 | -£3,148 | -£24,159 |
Disposal gain (gross)-£29,622
CGT£0
Net Disposal proceeds£726,623
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leaseholdleasehold
Tenure & planningleasehold
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortSW11 3TN · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 3.6 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 · 889 sqft · London ×1.4
£34k–£66k
£ per sqft
building cost only
£39–£75
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£8,890–£16,002
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,446–£23,114
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 — -£627/mo · £31/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 | 5.49% | -£658 | £261,120 | -9.3% | Low | Feasible |
| Housing-benefit rent | 3.01% | -£1,879 | £261,120 | -38.8% | Med | Feasible |
| Council lease | 3.01% | -£1,535 | £261,120 | -33.6% | Low | Feasible |
| ⭐ Refurb & refinance | 5.49% | -£627 | £303,028 | -7.3% | Med | Feasible |
| Short-stay let / Airbnb | 6.85% | -£1,062 | £261,120 | -21.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£386 | £764,403 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context308 active short-lets nearby
Short-let market context
- 308 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
£514/night ADR
Based on 76 short-let comps nearby
Rent by the room conversion upside
-£1,291/mo cash flow vs Rent it out if converted to Rent by the room
4.27% Return before costs on price converted vs 5.49% as-is
As-is Rent it out
Monthly profit-£333
Return before costs on price5.49%
Cash needed£180,648
If converted to Rent by the room
Monthly profit-£1,624
Return before costs on price4.27%
Cash needed£196,648
Δ vs Rent it out Monthly profit-£1,291
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
£63,956–£119,289full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£4,445–£8,001
- Replumb£3,556–£7,112
- Windows£9,779–£17,780
- Paint + decor£8,890–£16,002
- Flooring£12,446–£23,114
Comparables
sold within 0.5 miWide · CV 37.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- Not ratedL'Ecole de BatterseaNot applicable · Other independent school · SW11 3DS
- Not ratedThomas's BatterseaNot applicable · Other independent school · SW11 3JB
- Not ratedSomerset Nursery School and Children's CentreNursery · Local authority nursery school · SW11 3ND
- Not ratedWestbridge AcademyPrimary · Academy sponsor led · SW11 3NE
- Not ratedSaint John Bosco CollegeSecondary · Voluntary aided school · SW11 3DQ
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£37,068
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,892
Exit costs
Projected sale price (5y · 2%/yr growth)£745,255
Capital gain (pre-CGT)£70,255
Sale costs (~2.5%)£18,631
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-£24,159
Rates as of Oct 2024
Acquisition costs
£261,120cash neededPurchase price£675,000
Deposit (25%)£168,750
Stamp duty+5% additional-property surcharge£57,500
Refurb£20,395
Legal + survey£3,350
Mortgage fees£11,125
Total cash neededdeposit + costs (loan covers the rest)£261,120
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This spacious 2 bedroom, 2 bathroom apartment extends to around 889 square feet, and sits on the first floor (with lift) of Molasses House, a sought after modern block on the banks of the river Thames. The property benefits from stunning views across the river from both windows within the dual aspect open plan kitchen/reception room, as well as secure underground parking with separate storage too.
Molasses House forms part of Plantation Wharf, a popular Riverside development…
Floor plans
Nearby active comparables5 deals
Comparable rentals
SW11 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Chestertons - Battersea Park
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
−£658
Cash needed
£261K
Return after costs
-3.02%
IRR
-3.92%
Listed 86d ago
Molasses House, Clove Hitch Quay SW11
flat · 2 bed · 2 bath · 889 sqft
£675,000
est £3,089 · 5.49% gross
EPC C
1 / 11
0/100
Marginal
5.49% — verify the rent + comps locally.
5.49% Return before costs — around the area average for this property type.
Monthly profit −£658/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£675K
56% above sold comps
Return before costs
5.49%
est rent £3,089/monot enough comparablesRange £2,756–£3,462/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
C
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: £2,756–£3,462/mo · n=50
Financing
DepositYour cash in — the rest is the mortgage25% · £168,750
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 (£15,296–£28,553 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £506,250 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
-£658
after mortgage, operating costs & tax
Rent in£3,089/mo gross
£2,970/mo collected · £119/mo lost to voids
Where it goes
£2,742Mortgage£886Costs
Outgoings exceed rent — you top up £658/mo
Mortgage£2,742
Costs£886
Management£309
Maintenance£67
Insurance£40
CapEx reserve£154
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£31
Tax—
Shortfall−£658
Returns
Return before costs on price5.49%
Cash return on cash-3.02%
Gross margin£2,085
Cash needed£261,120
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.08
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context308 active short-lets nearby
Short-let market context
- 308 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 | £37,068 | £10,628 | £32,906 | £0 | £0 | -£6,466 | -£6,466 |
| Year 2 | £38,180 | £10,947 | £32,906 | £0 | £0 | -£5,673 | -£12,140 |
| Year 3 | £39,325 | £11,275 | £32,906 | £0 | £0 | -£4,856 | -£16,996 |
| Year 4 | £40,505 | £11,614 | £32,906 | £0 | £0 | -£4,015 | -£21,011 |
| Year 5 | £41,720 | £11,962 | £32,906 | £0 | £0 | -£3,148 | -£24,159 |
Rent by the room upside
What we verified
3306
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▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
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 37.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£6,581
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£24,159
Acquisition costs
25% deposit£168,750
Stamp duty£57,500
Refurb£20,395
Legal + survey£3,350
Mortgage + broker£11,125
Cash needed£261,120
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
This spacious 2 bedroom, 2 bathroom apartment extends to around 889 square feet, and sits on the first floor (with lift) of Molasses House, a sought after modern block on the banks of the river Thames. The property benefits from stunning views across the river from both windows within the dual aspect open plan kitchen/reception room, as well as secure underground parking with separate storage too.
Molasses House forms part of Plantation Wharf, a popular Riverside development…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice