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Year 5 disposal
BMV -11%
⊞ View all 15
29/ 100
Weak
7.63% return before costs — verify the rent + comps locally.
Why it works
- 7.63% return before costs — above-market
- Priced below market -11% vs 12 nearby sold (last 12 mo) — instant equity
- 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 −£112/mo — mildly negative — equity build may cover
- -2.0% 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
−£112/mo
You top up £112/mo
Price vs market
Below market value
-11% vs 12 sold · interior unseen
Return · IRR
-2.0%/yr
Loses money over 5 years
Cash left in
£48K
Stays in after refinancing at value
Price £165KCash to buy £62KReturn before costs on price 7.63%5-yr return on cash -3%Rent est. £1,049 (£897–£1,227)
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: £897–£1,227/mo · n=71
Financing
DepositYour cash in — the rest is the mortgage25% · £41,250
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £123,750 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£112
after mortgage, operating costs & tax
Rent in£1,049/mo gross
£1,009/mo collected · £40/mo lost to voids
Where it goes
£670Mortgage£450Costs
Outgoings exceed rent — you top up £112/mo
Mortgage£670
Costs£450
Management£105
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£6
Service charge + ground rent£95
Ltd co. accounts£104
Tax—
Shortfall−£112
Returns
Return before costs on price7.63%
Cash return on cash-2.15%
Gross margin£559
Cash needed£62,192
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.50
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 | £12,588 | £5,399 | £8,044 | £0 | £0 | -£855 | -£855 |
| Year 2 | £12,966 | £5,561 | £8,044 | £0 | £0 | -£639 | -£1,494 |
| Year 3 | £13,355 | £5,728 | £8,044 | £0 | £0 | -£417 | -£1,911 |
| Year 4 | £13,755 | £5,900 | £8,044 | £0 | £0 | -£188 | -£2,100 |
| Year 5 | £14,168 | £6,077 | £8,044 | £0 | £9 | £38 | -£2,061 |
Disposal gain (gross)-£4,848
CGT£0
Net Disposal proceeds£177,619
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
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 cohortGL53 0JQ · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
UWE Bristol · 53.2 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
1-bed · 1-bath · 630 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£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 history30d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£654/mo · £766/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 | 7.63% | -£112 | £62,192 | -3.3% | Low | Feasible |
| Housing-benefit rent | 4.53% | -£500 | £62,192 | -42.3% | Med | Feasible |
| Council lease | 0.00% | -£956 | £62,192 | -94.0% | Low | Feasible |
| Refurb & refinance | 7.63% | -£112 | £73,009 | -2.8% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 22.00% | +£654 | £62,192 | 70.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£286 | £185,034 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Cheltenham · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £623
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 let54% occupancy
£184/night ADR
Based on 9 short-let comps nearby
Rent by the room conversion upside
+£295/mo cash flow vs Rent it out if converted to Rent by the room
17.45% Return before costs on price converted vs 7.63% as-is
As-is Rent it out
Monthly profit+£3
Return before costs on price7.63%
Cash needed£53,148
If converted to Rent by the room
Monthly profit+£298
Return before costs on price17.45%
Cash needed£69,148
Δ vs Rent it out Monthly profit+£295
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miWide · CV 33.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- GoodLeckhampton Church of England Primary SchoolPrimary · Voluntary controlled school · GL53 0HP
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£12,588
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,339
Exit costs
Projected sale price (5y · 2%/yr growth)£182,173
Capital gain (pre-CGT)£17,173
Sale costs (~2.5%)£4,554
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-£2,061
Rates as of Oct 2024
Acquisition costs
£62,192cash neededPurchase price£165,000
Deposit (25%)£41,250
Stamp duty+5% additional-property surcharge£9,050
Refurb£6,417
Legal + survey£2,000
Mortgage fees£3,475
Total cash neededdeposit + costs (loan covers the rest)£62,192
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
No Onward Chain. This one double-bedroom apartment forms part of a handsome period house, ideally located on Shurdington Road, just off The Park and Leckhampton, both highly sought-after areas in Cheltenham. The location is also well known for its proximity to the popular Bath Road shopping area, local amenities, doctors’ surgeries, The Park, the University of Gloucestershire and offers convenient access to major routes, including the M5.
The apartment briefly comprises an e…
Floor plans
Listing metazoopla · Peter Ball - Cheltenham
About this listing
30 days · ZooplaPrice history
5-year price trend
Monthly profit
−£112
Cash needed
£62K
Return after costs
-2.15%
IRR
-1.98%
Listed 30d ago
Shurdington Road, Cheltenham, Gloucestershire GL53
flat · 1 bed · 1 bath
£165,000
est £1,049 · 7.63% gross
EPC E
Priced below market
1 / 15
29/100
Marginal
7.63% — verify the rent + comps locally.
Priced below market -11% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.63% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£165K
11% below sold comps
Return before costs
7.63%
est rent £1,049/monot enough comparablesRange £897–£1,227/mo (Q1–Q3)
Bedrooms
1
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: £897–£1,227/mo · n=71
Financing
DepositYour cash in — the rest is the mortgage25% · £41,250
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £123,750 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£112
after mortgage, operating costs & tax
Rent in£1,049/mo gross
£1,009/mo collected · £40/mo lost to voids
Where it goes
£670Mortgage£450Costs
Outgoings exceed rent — you top up £112/mo
Mortgage£670
Costs£450
Management£105
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£6
Service charge + ground rent£95
Ltd co. accounts£104
Tax—
Shortfall−£112
Returns
Return before costs on price7.63%
Cash return on cash-2.15%
Gross margin£559
Cash needed£62,192
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.50
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Cheltenham · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £623
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 | £12,588 | £5,399 | £8,044 | £0 | £0 | -£855 | -£855 |
| Year 2 | £12,966 | £5,561 | £8,044 | £0 | £0 | -£639 | -£1,494 |
| Year 3 | £13,355 | £5,728 | £8,044 | £0 | £0 | -£417 | -£1,911 |
| Year 4 | £13,755 | £5,900 | £8,044 | £0 | £0 | -£188 | -£2,100 |
| Year 5 | £14,168 | £6,077 | £8,044 | £0 | £9 | £38 | -£2,061 |
Rent by the room upside
What we verified
4216
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
Service chargeReduces net yield£840/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 33.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,609
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£2,061
Acquisition costs
25% deposit£41,250
Stamp duty£9,050
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£3,475
Cash needed£62,192
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 Onward Chain. This one double-bedroom apartment forms part of a handsome period house, ideally located on Shurdington Road, just off The Park and Leckhampton, both highly sought-after areas in Cheltenham. The location is also well known for its proximity to the popular Bath Road shopping area, local amenities, doctors’ surgeries, The Park, the University of Gloucestershire and offers convenient access to major routes, including the M5.
The apartment briefly comprises an e…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice