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Year 5 disposal
⊞ View all 7
6/ 100
Weak
5.58% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£429/mo — significantly negative — real recurring drain
- -6.2% 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
−£429/mo
You top up £429/mo
Price vs market
Above comparable sales
+25% vs 12 sold
Return · IRR
-6.2%/yr
Loses money over 5 years
Cash to get in
£83K
Deposit + fees + refurb
Price £200KReturn before costs on price 5.58%5-yr return on cash -27%Rent est. £930 (£850–£1,018)
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: £850–£1,018/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £49,999
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 (£11,473–£21,416 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £149,996.25 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
-£429
after mortgage, operating costs & tax
Rent in£930/mo gross
£894/mo collected · £36/mo lost to voids
Where it goes
£812Mortgage£511Costs
Outgoings exceed rent — you top up £429/mo
Mortgage£812
Costs£511
Management£93
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£429
Returns
Return before costs on price5.58%
Cash return on cash-6.21%
Gross margin£384
Cash needed£82,796
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.10
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 | £11,160 | £6,127 | £9,750 | £0 | £0 | -£4,716 | -£4,716 |
| Year 2 | £11,495 | £6,310 | £9,750 | £0 | £0 | -£4,565 | -£9,282 |
| Year 3 | £11,840 | £6,500 | £9,750 | £0 | £0 | -£4,410 | -£13,691 |
| Year 4 | £12,195 | £6,695 | £9,750 | £0 | £0 | -£4,250 | -£17,941 |
| Year 5 | £12,561 | £6,895 | £9,750 | £0 | £0 | -£4,085 | -£22,025 |
Disposal gain (gross)-£13,502
CGT£0
Net Disposal proceeds£215,290
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
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 cohortPL9 7GH · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Exeter · 57.8 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 · 1065 sqft
£26k–£52k
£ per sqft
building cost only
£25–£48
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£7,455–£13,845
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,715–£22,365
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history290d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£2,037/mo · £2,465/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 | 5.58% | -£429 | £82,796 | -26.6% | Low | Feasible |
| Housing-benefit rent | 4.04% | -£682 | £82,796 | -44.8% | Med | Feasible |
| Council lease | 4.04% | -£539 | £82,796 | -37.9% | Low | Feasible |
| Refurb & refinance | 5.58% | -£429 | £98,915 | -22.3% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 37.54% | +£2,037 | £82,796 | 159.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £234,911 | 2% | 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 Plymouth · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Plymouth
- LHA monthly cap:
- £673
- Scheme type:
- other
- 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
Local lettings demandby strategyLive area data
Short-stay let64% occupancy
£320/night ADR
Based on 9 short-let comps nearby
Rent by the room conversion upside
+£417/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 5.58% as-is
As-is Rent it out
Monthly profit-£229
Return before costs on price5.58%
Cash needed£61,897
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,897
Δ vs Rent it out Monthly profit+£417
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
£51,615–£96,955full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£4,260–£7,455
- Replumb£3,195–£6,390
- Windows£10,650–£19,170
- Paint + decor£7,455–£13,845
- Flooring£11,715–£22,365
Comparables
sold within 0.5 miWide · CV 25.7%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
- GoodMorley Meadow Primary SchoolPrimary · Academy converter · PL9 7GN
- GoodOreston Community AcademyPrimary · Academy converter · PL9 7JY
- Not ratedPomphlett Primary SchoolPrimary · Academy converter · PL9 7ES
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£11,160
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,145
Exit costs
Projected sale price (5y · 2%/yr growth)£220,811
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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-£22,025
Rates as of Oct 2024
Acquisition costs
£82,796cash neededPurchase price£199,995
Deposit (25%)£49,999
Stamp duty+5% additional-property surcharge£11,500
Refurb£15,297
Legal + survey£2,000
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£82,796
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
The Stapleford has a stylish open plan kitchen/living/dining room, two bedrooms, a bathroom, handy storage cupboards and off-road parking.
Floor plans
Listing metazoopla · Persimmon Homes - Saltram Meadow
About this listing
290 days · ZooplaPrice history
5-year price trend
Monthly profit
−£429
Cash needed
£83K
Return after costs
-6.21%
IRR
-6.20%
Listed 290d ago
"The Stapleford" at Encombe Street, Plymstock, Plymouth PL9
flat · 2 bed · 1 bath · 1,065 sqft
£199,995
est £930 · 5.58% gross
EPC B
1 / 7
6/100
Marginal
5.58% — verify the rent + comps locally.
5.58% Return before costs — around the area average for this property type.
Monthly profit −£429/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£200K
25% above sold comps
Return before costs
5.58%
est rent £930/monot enough comparablesRange £850–£1,018/mo (Q1–Q3)
Bedrooms
2
1 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: £850–£1,018/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £49,999
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 (£11,473–£21,416 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £149,996.25 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
-£429
after mortgage, operating costs & tax
Rent in£930/mo gross
£894/mo collected · £36/mo lost to voids
Where it goes
£812Mortgage£511Costs
Outgoings exceed rent — you top up £429/mo
Mortgage£812
Costs£511
Management£93
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£429
Returns
Return before costs on price5.58%
Cash return on cash-6.21%
Gross margin£384
Cash needed£82,796
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.10
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 Plymouth · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Plymouth
- LHA monthly cap:
- £673
- Scheme type:
- other
- 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 | £11,160 | £6,127 | £9,750 | £0 | £0 | -£4,716 | -£4,716 |
| Year 2 | £11,495 | £6,310 | £9,750 | £0 | £0 | -£4,565 | -£9,282 |
| Year 3 | £11,840 | £6,500 | £9,750 | £0 | £0 | -£4,410 | -£13,691 |
| Year 4 | £12,195 | £6,695 | £9,750 | £0 | £0 | -£4,250 | -£17,941 |
| Year 5 | £12,561 | £6,895 | £9,750 | £0 | £0 | -£4,085 | -£22,025 |
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 25.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£22,025
Acquisition costs
25% deposit£49,999
Stamp duty£11,500
Refurb£15,297
Legal + survey£2,000
Mortgage + broker£4,000
Cash needed£82,796
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
The Stapleford has a stylish open plan kitchen/living/dining room, two bedrooms, a bathroom, handy storage cupboards and off-road parking.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice