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Year 5 disposal
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0/ 100
Weak
4.42% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£539/mo — heavily negative — needs monthly capital injection
- -5.7% 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
−£539/mo
You top up £539/mo
Price vs market
Above comparable sales
+13% vs 12 sold
Return · IRR
-5.7%/yr
Loses money over 5 years
Cash to get in
£123K
Deposit + fees + refurb
Price £325KReturn before costs on price 4.42%5-yr return on cash -22%Rent est. £1,198 (£1,274–£1,127)
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: £1,274–£1,127/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £243,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£539
after mortgage, operating costs & tax
Rent in£1,198/mo gross
£1,152/mo collected · £46/mo lost to voids
Where it goes
£1,320Mortgage£370Costs
Outgoings exceed rent — you top up £539/mo
Mortgage£1,320
Costs£370
Management£120
Maintenance£50
Insurance£28
CapEx reserve£60
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£539
Returns
Return before costs on price4.42%
Cash return on cash-5.28%
Gross margin£782
Cash needed£122,539
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.87
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 | £14,376 | £4,444 | £15,844 | £0 | £0 | -£5,912 | -£5,912 |
| Year 2 | £14,807 | £4,577 | £15,844 | £0 | £0 | -£5,614 | -£11,525 |
| Year 3 | £15,251 | £4,715 | £15,844 | £0 | £0 | -£5,307 | -£16,832 |
| Year 4 | £15,709 | £4,856 | £15,844 | £0 | £0 | -£4,991 | -£21,823 |
| Year 5 | £16,180 | £5,002 | £15,844 | £0 | £0 | -£4,665 | -£26,488 |
Disposal gain (gross)-£10,558
CGT£0
Net Disposal proceeds£349,856
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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
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 cohortSN4 0FY · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bath · 42.1 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
2-bed · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 — -£539/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 | 4.42% | -£539 | £122,539 | -21.6% | Low | Feasible |
| Housing-benefit rent | 2.89% | -£930 | £122,539 | -41.2% | Med | Feasible |
| Council lease | 2.89% | -£759 | £122,539 | -35.4% | Low | Feasible |
| Refurb & refinance | 4.42% | -£539 | £143,095 | -18.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £364,720 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- 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
+£243/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 4.42% as-is
As-is Rent it out
Monthly profit-£500
Return before costs on price4.42%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit+£243
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,390–£90,830full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- 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 miWide · CV 36.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodChiseldon Primary & Nursery SchoolPrimary · Community school · SN4 0NS
- Not ratedWanborough Primary SchoolPrimary · Academy converter · SN4 0EJ
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£14,376
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,465
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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-£26,488
Rates as of Oct 2024
Acquisition costs
£122,539cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+5% additional-property surcharge£22,500
Refurb£10,764
Legal + survey£2,150
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£122,539
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Park Lane is a superbly presented two bedroom home in the highly sought after Burderop Park development. Built by City & Country this property has been finished to an excellent standard throughout and must be viewed internally to appreciate the space on offer.
Entering the property there is a great size entrance hallway with a convenient WC which then opens out into the living space. There is a fitted kitchen with a fridge/freezer, dishwasher, oven and microwave all integrat…
Floor plans
Listing metazoopla · The House Group
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£539
Cash needed
£123K
Return after costs
-5.28%
IRR
-5.66%
Park Lane, Burderop, Chiseldon SN4
terraced · 2 bed · 2 bath
£325,000
est £1,198 · 4.42% gross
EPC B
1 / 21
0/100
Marginal
4.42% — verify the rent + comps locally.
4.42% Return before costs — around the area average for this property type.
Monthly profit −£539/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£325K
13% above sold comps
Return before costs
4.42%
est rent £1,198/monot enough comparables
Bedrooms
2
2 bath
Energy rating
B
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: £1,274–£1,127/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £243,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£539
after mortgage, operating costs & tax
Rent in£1,198/mo gross
£1,152/mo collected · £46/mo lost to voids
Where it goes
£1,320Mortgage£370Costs
Outgoings exceed rent — you top up £539/mo
Mortgage£1,320
Costs£370
Management£120
Maintenance£50
Insurance£28
CapEx reserve£60
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£539
Returns
Return before costs on price4.42%
Cash return on cash-5.28%
Gross margin£782
Cash needed£122,539
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.87
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- 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 | £14,376 | £4,444 | £15,844 | £0 | £0 | -£5,912 | -£5,912 |
| Year 2 | £14,807 | £4,577 | £15,844 | £0 | £0 | -£5,614 | -£11,525 |
| Year 3 | £15,251 | £4,715 | £15,844 | £0 | £0 | -£5,307 | -£16,832 |
| Year 4 | £15,709 | £4,856 | £15,844 | £0 | £0 | -£4,991 | -£21,823 |
| Year 5 | £16,180 | £5,002 | £15,844 | £0 | £0 | -£4,665 | -£26,488 |
Rent by the room upside
What we verified
4206
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▾
EPCEnergy efficiency ratingB
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 36.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,169
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£26,488
Acquisition costs
25% deposit£81,250
Stamp duty£22,500
Refurb£10,764
Legal + survey£2,150
Mortgage + broker£5,875
Cash needed£122,539
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
Park Lane is a superbly presented two bedroom home in the highly sought after Burderop Park development. Built by City & Country this property has been finished to an excellent standard throughout and must be viewed internally to appreciate the space on offer.
Entering the property there is a great size entrance hallway with a convenient WC which then opens out into the living space. There is a fitted kitchen with a fridge/freezer, dishwasher, oven and microwave all integrat…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice