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Year 5 disposal
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55/ 100
Caution
13.30% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£873/mo from completion — the no.1 reason to invest
- 13.30% return before costs — above-market
- 9.3% 5y IRR — strong total return on capital
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Leasehold 89yr — verify at solicitor
- 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
+£873/mo
Pays you every month, net of costs
Price
£300K
No local sold comps to compare
Return · IRR
9.3%/yr
Solid annualised return
Cash to get in
£120K
Deposit + fees + refurb
Return before costs on price 13.30%5-yr return on cash 55%Rent est. £3,325 (£2,850–£3,879)
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: £2,850–£3,879/mo · n=81
Financing
DepositYour cash in — the rest is the mortgage25% · £74,988
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 (£12,645–£23,604 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £224,962.5 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£873
after mortgage, operating costs & tax
Rent in£3,325/mo gross
£3,197/mo collected · £128/mo lost to voids
Where it goes
£1,219Mortgage£901Costs£873Your profit
£873/mo left as profit · 27% of rent kept
Mortgage£1,219
Costs£901
Management£333
Maintenance£67
Insurance£28
CapEx reserve£166
Voids + council tax£3
Service charge + ground rent£167
Ltd co. accounts£104
Selective licensing£33
Tax£205
Profit+£873
Returns
Return before costs on price13.30%
Cash return on cash8.74%
Gross margin£2,296
Cash needed£119,867
Monthly profit payback11y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.62
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 | £39,900 | £10,813 | £14,623 | £0 | £2,748 | £11,716 | £11,716 |
| Year 2 | £41,097 | £11,137 | £14,623 | £0 | £2,914 | £12,423 | £24,139 |
| Year 3 | £42,330 | £11,472 | £14,623 | £0 | £3,085 | £13,151 | £37,290 |
| Year 4 | £43,600 | £11,816 | £14,623 | £0 | £3,261 | £13,901 | £51,191 |
| Year 5 | £44,908 | £12,170 | £14,623 | £0 | £3,442 | £14,673 | £65,864 |
Disposal gain (gross)-£16,440
CGT£0
Net Disposal proceeds£322,890
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leasehold89 yr
Tenure & planning89 yr
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
Floor
EWS1 typically required above 18m
Floor 3
Lender impact
3rd floor — building height ambiguous (could be ≤ 11 m or > 11 m). Confirm whether EWS1 is required 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 5HE · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 3.2 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 · 706 sqft · London ×1.4
£26k–£50k
£ per sqft
building cost only
£37–£71
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£7,060–£12,708
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,884–£18,356
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 — +£899/mo · £27/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 | 13.30% | +£873 | £119,867 | 54.9% | Low | Feasible |
| Housing-benefit rent | 6.78% | -£332 | £119,867 | -6.9% | Med | Feasible |
| Council lease | 6.78% | +£7 | £119,867 | 3.4% | Low | Feasible |
| ⭐ Refurb & refinance | 13.30% | +£899 | £141,608 | 47.7% | Med | Feasible |
| Short-stay let / Airbnb | 12.28% | +£108 | £119,867 | 9.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £346,074 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context307 active short-lets nearby
Short-let market context
- 307 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
£409/night ADR
Based on 125 short-let comps nearby
Rent by the room conversion upside
-£1,231/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 13.30% as-is
As-is Rent it out
Monthly profit+£1,072
Return before costs on price13.30%
Cash needed£86,886
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,886
Δ vs Rent it out Monthly profit-£1,231
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
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,704–£91,266full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£3,530–£6,354
- Replumb£2,824–£5,648
- Windows£7,766–£14,120
- Paint + decor£7,060–£12,708
- Flooring£9,884–£18,356
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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingChesterton Primary SchoolPrimary · Academy converter · SW11 5DT
- Not ratedJohn Burns Primary SchoolPrimary · Community school · SW11 5QR
- Not ratedShaftesbury Park Primary SchoolPrimary · Community school · SW11 5UW
- Not ratedHarris Academy BatterseaSecondary · Academy sponsor led · SW11 5AP
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£39,900
Section 24 credit£0
Annual tax due£2,748
Post-tax Monthly profit annual£10,182
Exit costs
Projected sale price (5y · 2%/yr growth)£331,169
Capital gain (pre-CGT)£31,219
Sale costs (~2.5%)£8,279
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£65,864
Rates as of Oct 2024
Acquisition costs
£119,867cash neededPurchase price£299,950
Deposit (25%)£74,988
Stamp duty+5% additional-property surcharge£19,995
Refurb£16,860
Legal + survey£2,525
Mortgage fees£5,499
Total cash neededdeposit + costs (loan covers the rest)£119,867
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Very good size 3rd floor flat in low rise purpose built brick building located in fantastic spot close to Battersea Park, Chelsea Bridge and Battersea Power Station. Comprises large reception room opening onto a private south facing balcony, separate kitchen, 2 double bedrooms and bathroom. The flat has good natural light and wooden flooring. Would benefit from some refurbishment general refurbishment but has plenty of potential. Situated just a few minutes walk from Batterse…
Floor plans
Listing metazoopla · Eden Harper
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
+£873
Cash needed
£120K
Return after costs
8.74%
IRR
9.28%
Listed 86d ago
Ravenet Street, London SW11
flat · 2 bed · 1 bath · 706 sqft
£299,950
est £3,325 · 13.30% gross
Chain freeLeasehold 89yrEPC C
1 / 8
55/100
Caution
13.30% — verify the rent + comps locally.
Monthly profit +£873/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
13.30% Return before costs — above-market
Lease 89 yrs — extend before exit
Chain free
Price
£300K
Return before costs
13.30%
est rent £3,325/monot enough comparablesRange £2,850–£3,879/mo (Q1–Q3)
Bedrooms
2
1 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: £2,850–£3,879/mo · n=81
Financing
DepositYour cash in — the rest is the mortgage25% · £74,988
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 (£12,645–£23,604 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £224,962.5 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£873
after mortgage, operating costs & tax
Rent in£3,325/mo gross
£3,197/mo collected · £128/mo lost to voids
Where it goes
£1,219Mortgage£901Costs£873Your profit
£873/mo left as profit · 27% of rent kept
Mortgage£1,219
Costs£901
Management£333
Maintenance£67
Insurance£28
CapEx reserve£166
Voids + council tax£3
Service charge + ground rent£167
Ltd co. accounts£104
Selective licensing£33
Tax£205
Profit+£873
Returns
Return before costs on price13.30%
Cash return on cash8.74%
Gross margin£2,296
Cash needed£119,867
Monthly profit payback11y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.62
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context307 active short-lets nearby
Short-let market context
- 307 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 | £39,900 | £10,813 | £14,623 | £0 | £2,748 | £11,716 | £11,716 |
| Year 2 | £41,097 | £11,137 | £14,623 | £0 | £2,914 | £12,423 | £24,139 |
| Year 3 | £42,330 | £11,472 | £14,623 | £0 | £3,085 | £13,151 | £37,290 |
| Year 4 | £43,600 | £11,816 | £14,623 | £0 | £3,261 | £13,901 | £51,191 |
| Year 5 | £44,908 | £12,170 | £14,623 | £0 | £3,442 | £14,673 | £65,864 |
Rent by the room upside
What we verified
4306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining89 yr
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
Service chargeReduces net yield£1,700/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,925
Annual rental tax£2,457
CGT yr 5£0 · company level
5y net total£65,864
Acquisition costs
25% deposit£74,988
Stamp duty£19,995
Refurb£16,860
Legal + survey£2,525
Mortgage + broker£5,499
Cash needed£119,867
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
Very good size 3rd floor flat in low rise purpose built brick building located in fantastic spot close to Battersea Park, Chelsea Bridge and Battersea Power Station. Comprises large reception room opening onto a private south facing balcony, separate kitchen, 2 double bedrooms and bathroom. The flat has good natural light and wooden flooring. Would benefit from some refurbishment general refurbishment but has plenty of potential. Situated just a few minutes walk from Batterse…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice