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Year 5 disposal
BMV -13%
⊞ View all 16
28/ 100
Weak
6.37% return before costs — verify the rent + comps locally.
Why it works
- Priced below market -13% vs 12 nearby sold (last 12 mo) — instant equity
- Long lease (990 yrs) — no short-lease drag
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£433/mo — significantly negative — real recurring drain
- -2.5% 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
−£433/mo
You top up £433/mo
Price vs market
Below market value
-13% vs 12 sold · interior unseen
Return · IRR
-2.5%/yr
Loses money over 5 years
Cash left in
£232K
Stays in after refinancing at value
Price £875KCash to buy £334KReturn before costs on price 6.37%5-yr return on cash -1%Rent est. £4,642 (£4,364–£4,938)
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: £4,364–£4,938/mo · n=155
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 (£15,398–£28,743 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
-£433
after mortgage, operating costs & tax
Rent in£4,642/mo gross
£4,463/mo collected · £179/mo lost to voids
Where it goes
£3,555Mortgage£1,342Costs
Outgoings exceed rent — you top up £433/mo
Mortgage£3,555
Costs£1,342
Management£464
Maintenance£67
Insurance£40
CapEx reserve£232
Voids + council tax£5
Service charge + ground rent£383
Ltd co. accounts£104
Selective licensing£46
Tax—
Shortfall−£433
Returns
Return before costs on price6.37%
Cash return on cash-1.55%
Gross margin£3,122
Cash needed£334,256
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.26
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 | £55,704 | £16,100 | £42,656 | £0 | £0 | -£3,052 | -£3,052 |
| Year 2 | £57,375 | £16,583 | £42,656 | £0 | £0 | -£1,864 | -£4,916 |
| Year 3 | £59,096 | £17,080 | £42,656 | £0 | £0 | -£640 | -£5,556 |
| Year 4 | £60,869 | £17,592 | £42,656 | £0 | £118 | £503 | -£5,053 |
| Year 5 | £62,695 | £18,120 | £42,656 | £0 | £365 | £1,554 | -£3,499 |
Disposal gain (gross)-£34,462
CGT£0
Net Disposal proceeds£941,919
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold990 yr
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£350/yr
Service charge
Annual running cost
£4,243/yr
Extracted from listing description · verify with solicitor
Tenure & planning990 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
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 7AH · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
King's College London · 3.5 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 · 896 sqft · London ×1.4
£35k–£67k
£ per sqft
building cost only
£39–£74
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£8,960–£16,128
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,544–£23,296
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 — -£387/mo · £46/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 | 6.37% | -£433 | £334,256 | -1.0% | Low | Feasible |
| Housing-benefit rent | 2.32% | -£2,900 | £334,256 | -48.8% | Med | Feasible |
| Council lease | 2.32% | -£2,556 | £334,256 | -44.8% | Low | Feasible |
| ⭐ Refurb & refinance | 6.37% | -£387 | £386,218 | -0.2% | Med | Feasible |
| Short-stay let / Airbnb | 4.59% | -£2,443 | £334,256 | -42.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£594 | £984,593 | 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
-£2,524/mo cash flow vs Rent it out if converted to Rent by the room
3.29% Return before costs on price converted vs 6.37% as-is
As-is Rent it out
Monthly profit+£118
Return before costs on price6.37%
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-£2,524
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
£64,264–£119,856full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£4,480–£8,064
- Replumb£3,584–£7,168
- Windows£9,856–£17,920
- Paint + decor£8,960–£16,128
- Flooring£12,544–£23,296
Comparables
sold within 0.5 miWide · CV 17.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£55,704
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,194
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-£3,499
Rates as of Oct 2024
Acquisition costs
£334,256cash neededPurchase price£875,000
Deposit (25%)£218,750
Stamp duty+5% additional-property surcharge£77,500
Refurb£20,531
Legal + survey£3,350
Mortgage fees£14,125
Total cash neededdeposit + costs (loan covers the rest)£334,256
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Located in Haines House, part of The Residence by Bellway Homes, this modern two-bedroom, two-bathroom flat offers sophisticated city living in Zone 1. Inspired by Manhattan loft-style design and crafted by Grid Architects, the apartment features a bright, open-plan living area with sleek finishes, plus two private balconies offering stunning views. The primary bedroom boasts a chic en-suite, while the second bedroom and bathroom provide flexibility and comfort.
Residents en…
Floor plans
Nearby active comparables5 deals
Comparable rentals
SW11 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Napier Watt
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
−£433
Cash needed
£334K
Return after costs
-1.55%
IRR
-2.46%
Listed 86d ago
Haines House, 10 Charles Clowes Walk, Nine Elms SW11
flat · 2 bed · 2 bath · 896 sqft
£875,000
est £4,642 · 6.37% gross
Leasehold 990yrEPC B
Priced below market
1 / 16
28/100
Marginal
6.37% — 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
6.37%
est rent £4,642/monot enough comparablesRange £4,364–£4,938/mo (Q1–Q3)
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: £4,364–£4,938/mo · n=155
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 (£15,398–£28,743 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
-£433
after mortgage, operating costs & tax
Rent in£4,642/mo gross
£4,463/mo collected · £179/mo lost to voids
Where it goes
£3,555Mortgage£1,342Costs
Outgoings exceed rent — you top up £433/mo
Mortgage£3,555
Costs£1,342
Management£464
Maintenance£67
Insurance£40
CapEx reserve£232
Voids + council tax£5
Service charge + ground rent£383
Ltd co. accounts£104
Selective licensing£46
Tax—
Shortfall−£433
Returns
Return before costs on price6.37%
Cash return on cash-1.55%
Gross margin£3,122
Cash needed£334,256
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.26
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 | £55,704 | £16,100 | £42,656 | £0 | £0 | -£3,052 | -£3,052 |
| Year 2 | £57,375 | £16,583 | £42,656 | £0 | £0 | -£1,864 | -£4,916 |
| Year 3 | £59,096 | £17,080 | £42,656 | £0 | £0 | -£640 | -£5,556 |
| Year 4 | £60,869 | £17,592 | £42,656 | £0 | £118 | £503 | -£5,053 |
| Year 5 | £62,695 | £18,120 | £42,656 | £0 | £365 | £1,554 | -£3,499 |
Rent by the room upside
What we verified
5306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining990 yr
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
Service chargeReduces net yield£4,243/yr
Ground rentDoubling clauses kill mortgageability£350/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-£3,499
Acquisition costs
25% deposit£218,750
Stamp duty£77,500
Refurb£20,531
Legal + survey£3,350
Mortgage + broker£14,125
Cash needed£334,256
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
Located in Haines House, part of The Residence by Bellway Homes, this modern two-bedroom, two-bathroom flat offers sophisticated city living in Zone 1. Inspired by Manhattan loft-style design and crafted by Grid Architects, the apartment features a bright, open-plan living area with sleek finishes, plus two private balconies offering stunning views. The primary bedroom boasts a chic en-suite, while the second bedroom and bathroom provide flexibility and comfort.
Residents en…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice