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Year 5 disposal
BMV -8%
⊞ View all 9
35/ 100
Weak
8.54% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.54% return before costs — above-market
- Priced below market -8% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£137/mo — mildly negative — equity build may cover
- -2.7% 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.
- Tenure not stated — confirm freehold/leasehold and any lease term before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£137/mo
You top up £137/mo
Price vs market
Below market value
-8% vs 12 sold · interior unseen
Return · IRR
-2.7%/yr
Loses money over 5 years
Cash left in
£48K
Stays in after refinancing at value
Price £137KCash to buy £57KReturn before costs on price 8.54%5-yr return on cash -7%Rent est. £978 (£949–£1,008)
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: £949–£1,008/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £34,338
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £103,012.5 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£137
after mortgage, operating costs & tax
Rent in£978/mo gross
£940/mo collected · £38/mo lost to voids
Where it goes
£558Mortgage£520Costs
Outgoings exceed rent — you top up £137/mo
Mortgage£558
Costs£520
Management£98
Maintenance£67
Insurance£20
CapEx reserve£49
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£137
Returns
Return before costs on price8.54%
Cash return on cash-2.88%
Gross margin£421
Cash needed£57,277
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.69
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 | £11,736 | £6,238 | £6,696 | £0 | £0 | -£1,198 | -£1,198 |
| Year 2 | £12,088 | £6,425 | £6,696 | £0 | £0 | -£1,033 | -£2,230 |
| Year 3 | £12,451 | £6,618 | £6,696 | £0 | £0 | -£863 | -£3,093 |
| Year 4 | £12,824 | £6,816 | £6,696 | £0 | £0 | -£688 | -£3,781 |
| Year 5 | £13,209 | £7,021 | £6,696 | £0 | £0 | -£508 | -£4,289 |
Disposal gain (gross)-£9,375
CGT£0
Net Disposal proceeds£147,854
What we verified
What we verified
31073 ok · 1 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- 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 cohortSN4 7AQ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bath · 34.6 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 · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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 history86d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£344/mo · £482/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 | 8.54% | -£137 | £57,277 | -7.5% | Low | Feasible |
| Housing-benefit rent | 6.84% | -£348 | £57,277 | -28.4% | Med | Feasible |
| Council lease | 0.00% | -£924 | £57,277 | -99.2% | Low | Feasible |
| Refurb & refinance | 8.54% | -£137 | £68,450 | -6.3% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 20.26% | +£344 | £57,277 | 41.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £161,535 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
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 let55% occupancy
£139/night ADR
Based on 4 short-let comps nearby
Rent by the room conversion upside
+£342/mo cash flow vs Rent it out if converted to Rent by the room
20.97% Return before costs on price converted vs 8.54% as-is
As-is Rent it out
Monthly profit+£44
Return before costs on price8.54%
Cash needed£46,236
If converted to Rent by the room
Monthly profit+£386
Return before costs on price20.97%
Cash needed£62,236
Δ vs Rent it out Monthly profit+£342
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
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- 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 19.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodWootton Bassett Infants' SchoolPrimary · Community school · SN4 7BS
- Not ratedBroad Town Church of England Primary SchoolPrimary · Voluntary controlled school · SN4 7RE
- Not ratedRoyal Wootton Bassett AcademySecondary · Academy converter · SN4 7HG
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£11,736
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,649
Exit costs
Projected sale price (5y · 2%/yr growth)£151,645
Capital gain (pre-CGT)£14,295
Sale costs (~2.5%)£3,791
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-£4,289
Rates as of Oct 2024
Acquisition costs
£57,277cash neededPurchase price£137,350
Deposit (25%)£34,338
Stamp duty+5% additional-property surcharge£7,115
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,060
Total cash neededdeposit + costs (loan covers the rest)£57,277
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
No chain
A stunning modern first floor apartment with secure entry.
Perfectly positioned with everything the High Street has to offer literally on your doorstep including a Sainsburys just over the road and lovely local walks.
The property boasts an open plan lounge and modern fitted kitchen with two good sized bedrooms and a Bathroom.
Offered for sale with no onward chain
Welcome Home....
Floor plans
Listing metazoopla · Richard James Estate Agents
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
−£137
Cash needed
£57K
Return after costs
-2.88%
IRR
-2.67%
Listed 86d ago
Apsley House, 50 High Street, Royal Wootton Bassett SN4
flat · 2 bed · 1 bath
£137,350
est £978 · 8.54% gross
Chain freeEPC C
Priced below market
1 / 9
35/100
Marginal
8.54% — verify the rent + comps locally.
Priced below market -8% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.54% Return before costs — above-market
Chain free
Price
£137K
8% below sold comps
Return before costs
8.54%
est rent £978/monot enough comparablesRange £949–£1,008/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: £949–£1,008/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £34,338
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £103,012.5 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£137
after mortgage, operating costs & tax
Rent in£978/mo gross
£940/mo collected · £38/mo lost to voids
Where it goes
£558Mortgage£520Costs
Outgoings exceed rent — you top up £137/mo
Mortgage£558
Costs£520
Management£98
Maintenance£67
Insurance£20
CapEx reserve£49
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£137
Returns
Return before costs on price8.54%
Cash return on cash-2.88%
Gross margin£421
Cash needed£57,277
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.69
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
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 | £11,736 | £6,238 | £6,696 | £0 | £0 | -£1,198 | -£1,198 |
| Year 2 | £12,088 | £6,425 | £6,696 | £0 | £0 | -£1,033 | -£2,230 |
| Year 3 | £12,451 | £6,618 | £6,696 | £0 | £0 | -£863 | -£3,093 |
| Year 4 | £12,824 | £6,816 | £6,696 | £0 | £0 | -£688 | -£3,781 |
| Year 5 | £13,209 | £7,021 | £6,696 | £0 | £0 | -£508 | -£4,289 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeUnknown
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 19.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,339
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,289
Acquisition costs
25% deposit£34,338
Stamp duty£7,115
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,060
Cash needed£57,277
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
No chain
A stunning modern first floor apartment with secure entry.
Perfectly positioned with everything the High Street has to offer literally on your doorstep including a Sainsburys just over the road and lovely local walks.
The property boasts an open plan lounge and modern fitted kitchen with two good sized bedrooms and a Bathroom.
Offered for sale with no onward chain
Welcome Home....
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice