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Year 5 disposal
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37/ 100
Weak
7.67% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.67% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Monthly profit −£23/mo — mildly negative — equity build may cover
- -0.1% 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
−£23/mo
You top up £23/mo
Price
£150K
No local sold comps to compare
Return · IRR
-0.1%/yr
Loses money over 5 years
Cash to get in
£61K
Deposit + fees + refurb
Return before costs on price 7.67%5-yr return on cash 4%Rent est. £959 (£924–£995)
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: £924–£995/mo · n=41
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£7,561–£14,113 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£23
after mortgage, operating costs & tax
Rent in£959/mo gross
£922/mo collected · £37/mo lost to voids
Where it goes
£609Mortgage£335Costs
Outgoings exceed rent — you top up £23/mo
Mortgage£609
Costs£335
Management£96
Maintenance£50
Insurance£20
CapEx reserve£48
Voids + council tax£5
Ltd co. accounts£104
Selective licensing£12
Tax—
Shortfall−£23
Returns
Return before costs on price7.67%
Cash return on cash-0.45%
Gross margin£587
Cash needed£60,531
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.51
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £11,508 | £4,024 | £7,313 | £0 | £33 | £139 | £139 |
| Year 2 | £11,853 | £4,144 | £7,313 | £0 | £75 | £321 | £460 |
| Year 3 | £12,209 | £4,269 | £7,313 | £0 | £119 | £509 | £969 |
| Year 4 | £12,575 | £4,397 | £7,313 | £0 | £165 | £701 | £1,670 |
| Year 5 | £12,952 | £4,529 | £7,313 | £0 | £211 | £900 | £2,570 |
Disposal gain (gross)-£8,309
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortPE4 7ZS · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 50.7 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 · 645 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,515–£8,385
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,095–£13,545
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history470d on marketno cuts yet
Strategy matrix
Council lease wins — +£94/mo · £104/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.67% | -£23 | £60,531 | 4.2% | Low | Feasible |
| Housing-benefit rent | 5.58% | -£276 | £60,531 | -19.7% | Med | Feasible |
| ⭐ Council lease | 7.67% | +£94 | £60,531 | 12.9% | Low | Feasible |
| Refurb & refinance | 7.67% | -£11 | £72,063 | 4.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £173,813 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Peterborough
- LHA monthly cap:
- £698
- Scheme type:
- PSL
- Premium:
- +900% 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
Rent by the room conversion upside
+£356/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 7.67% as-is
As-is Rent it out
Monthly profit-£11
Return before costs on price7.67%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£356
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
£36,915–£69,655full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,580–£4,515
- Replumb£1,935–£3,870
- Windows£6,450–£11,610
- Paint + decor£4,515–£8,385
- Flooring£7,095–£13,545
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
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodNorwood Primary SchoolPrimary · Community school · PE4 7DZ
- Not ratedGunthorpe Primary SchoolPrimary · Academy sponsor led · PE4 7YP
- Not ratedManor Drive Primary AcademyPrimary · Free schools · PE4 7EP
- Not ratedPaston Ridings Primary SchoolPrimary · Community school · PE4 7XG
- Not ratedManor Drive Secondary AcademySecondary · Free schools · PE4 7EP
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£11,508
Section 24 credit£0
Annual tax due£33
Post-tax Monthly profit annual-£304
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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£2,570
Rates as of Oct 2024
Acquisition costs
£60,531cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£10,081
Legal + survey£1,700
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£60,531
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary This two bedroom property is being offered to the market with no forward chain. This property benefits from having off road parking, lounge/dining and an enclosed rear garden.
Description Description Ground Floor
PVCu double part glazed entrance door to:
Lounge 4.35m x 3.20m (11'8" x 16'5")
Dining Area 4.35m x 3.20m (10'7" x 5'9")
Kitchen 3.44m x 4.81m (5'5" x 7'10")
First Floor
Landing Doors to:
Bedroom 1 4.38m x 2.56m (10'3" maximum x 11'7" maximum)
Bedroom…
Floor plans
Listing metazoopla · Sharman Quinney - Werrington
About this listing
470 days · ZooplaPrice history
5-year price trend
Monthly profit
−£23
Cash needed
£61K
Return after costs
-0.45%
IRR
-0.14%
Listed 470d ago
Seymour Place, Peterborough PE4
terraced · 2 bed · 1 bath · 645 sqft
£150,000
est £959 · 7.67% gross
Chain freeEPC E
1 / 8
37/100
Marginal
7.67% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.67% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Chain free
Price
£150K
Return before costs
7.67%
est rent £959/monot enough comparablesRange £924–£995/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £924–£995/mo · n=41
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£7,561–£14,113 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£23
after mortgage, operating costs & tax
Rent in£959/mo gross
£922/mo collected · £37/mo lost to voids
Where it goes
£609Mortgage£335Costs
Outgoings exceed rent — you top up £23/mo
Mortgage£609
Costs£335
Management£96
Maintenance£50
Insurance£20
CapEx reserve£48
Voids + council tax£5
Ltd co. accounts£104
Selective licensing£12
Tax—
Shortfall−£23
Returns
Return before costs on price7.67%
Cash return on cash-0.45%
Gross margin£587
Cash needed£60,531
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.51
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Peterborough
- LHA monthly cap:
- £698
- Scheme type:
- PSL
- Premium:
- +900% 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 | £11,508 | £4,024 | £7,313 | £0 | £33 | £139 | £139 |
| Year 2 | £11,853 | £4,144 | £7,313 | £0 | £75 | £321 | £460 |
| Year 3 | £12,209 | £4,269 | £7,313 | £0 | £119 | £509 | £969 |
| Year 4 | £12,575 | £4,397 | £7,313 | £0 | £165 | £701 | £1,670 |
| Year 5 | £12,952 | £4,529 | £7,313 | £0 | £211 | £900 | £2,570 |
Rent by the room upside
What we verified
3216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£6,000–£12,000 to upgrade to CE
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,463
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,570
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£10,081
Legal + survey£1,700
Mortgage + broker£3,250
Cash needed£60,531
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
Summary This two bedroom property is being offered to the market with no forward chain. This property benefits from having off road parking, lounge/dining and an enclosed rear garden.
Description Description Ground Floor
PVCu double part glazed entrance door to:
Lounge 4.35m x 3.20m (11'8" x 16'5")
Dining Area 4.35m x 3.20m (10'7" x 5'9")
Kitchen 3.44m x 4.81m (5'5" x 7'10")
First Floor
Landing Doors to:
Bedroom 1 4.38m x 2.56m (10'3" maximum x 11'7" maximum)
Bedroom…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice