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Year 5 disposal
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73/ 100
Solid
7.30% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.30% return before costs — above-market
Why to be cautious
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£177/mo
Barely breaks even each month
Price vs market
Above comparable sales
+15% vs 12 sold
Return · IRR
0.7%/yr
Modest annualised return
Cash to get in
£172K
Deposit + fees + refurb
Price £485KReturn before costs on price 7.30%5-yr return on cash 13%Rent est. £2,949 (£2,213–£3,930)
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: £2,213–£3,930/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £121,250
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £363,750 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£177
after mortgage, operating costs & tax
Rent in£2,949/mo gross
£2,836/mo collected · £113/mo lost to voids
Where it goes
£1,970Mortgage£647Costs
£177/mo left as profit · 6% of rent kept
Mortgage£1,970
Costs£647
Management£295
Maintenance£50
Insurance£40
CapEx reserve£147
Voids + council tax£11
Ltd co. accounts£104
Tax£41
Profit+£177
Returns
Return before costs on price7.30%
Cash return on cash1.24%
Gross margin£2,188
Cash needed£171,525
Monthly profit payback81y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.44
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 | £35,388 | £7,767 | £23,644 | £0 | £756 | £3,222 | £3,222 |
| Year 2 | £36,450 | £8,000 | £23,644 | £0 | £913 | £3,893 | £7,115 |
| Year 3 | £37,543 | £8,240 | £23,644 | £0 | £1,075 | £4,585 | £11,699 |
| Year 4 | £38,669 | £8,487 | £23,644 | £0 | £1,242 | £5,297 | £16,996 |
| Year 5 | £39,830 | £8,741 | £23,644 | £0 | £1,414 | £6,030 | £23,026 |
Disposal gain (gross)-£4,908
CGT£0
Net Disposal proceeds£522,092
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
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 profileFamily let
Tenant profilelikely cohortSL2 3DW · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Reading · 25.2 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 3-bath · 1170 sqft
£35k–£68k
£ per sqft
building cost only
£30–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history86d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£209/mo · £32/mo ahead of Rent it out (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.30% | +£177 | £171,525 | 13.4% | Low | Feasible |
| Housing-benefit rent | 4.69% | -£759 | £171,525 | -18.5% | Med | Feasible |
| Council lease | 0.00% | -£2,164 | £171,525 | -76.1% | Low | Feasible |
| Refurb & refinance | 7.30% | +£177 | £196,315 | 11.7% | Med | Feasible |
| Short-stay let / Airbnb | 4.90% | -£1,125 | £171,525 | -37.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £527,540 | 9% | Med | Feasible |
| ⭐ Rent by the room | 4.13% * | +£209 | £181,300 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
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 East Thames Valley · cap £1,895/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- East Thames Valley
- LHA monthly cap:
- £1,895
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 let85% occupancy
£77/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
-£1,121/mo cash flow vs Rent it out if converted to Rent by the room
5.94% Return before costs on price converted vs 7.30% as-is
£485k → 5-bed HMO @ ~£673/room: £3,280 pcm gross, ~£1,877 pcm net (4.1% net on £545k all-in incl. ~£19k works); needs +1 bathroom; GDV ~£322k → refinance releases ~£-122k (~£304k left in)
medium confidence
Unlocks ~£8,790/yr extra rent
4 → 5 lettable rooms · ~5.0% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 6 habitable rooms (4 beds + 2 reception(s)) in 108 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms; sized to Buckinghamshire adopted standard (8/13 m²; Standards for Houses in Multiple Occupation, Buckinghamshire Council (web standards; PDF April 2020)); 1 room size(s) not printed on the plan — counted but unverified vs the standard; kitchen 7.4 m² is below the ~8.5 m² standard for 5 occupants — extend/relocate kitchen within the works; adds ~£732/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 5 bed HMO+1 single4.13% net on cost1.39% cash-on-cashuplift 7.3% → 4.97%
💷 Refinance could release ~-£122,477
HMO licence+1 bathroom needed
Sized to Buckinghamshire's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (4 lettable rooms)
2× Double @ £763/mo1× Single @ £575/mo1× En-suite @ £829/mo
≈ £2,930/mo gross room income
As-is Rent it out
Monthly profit+£240
Return before costs on price7.30%
Cash needed£133,148
If converted to Rent by the room
Monthly profit-£882
Return before costs on price5.94%
Cash needed£149,148
Δ vs Rent it out Monthly profit-£1,121
+1 room (5 total)
Monthly profit+£25
Return before costs on price9.06%
Cash needed£159,148
Extra rent+£733/mo
Show conversion detail
Conversion cost estimate
£27,500
Range: £20,000 – £37,500
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£90,210–£160,665full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 3 × bathroom£20,250–£37,125
- Rewire£6,825–£10,920
- Replumb£5,460–£9,555
- Windows£15,015–£25,935
- Paint + decor£13,650–£23,205
- Flooring£19,110–£34,125
Based on 720 HMO comps within 1.8 km
Comparables
sold within 0.5 miWide · CV 41.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodArbour Vale SchoolNot applicable · Academy special sponsor led · SL2 3AE
- Not ratedCaldicott SchoolNot applicable · Other independent school · SL2 3SL
- Not ratedDair House SchoolNot applicable · Other independent school · SL2 3BY
- Not ratedFarnham Common Infant SchoolPrimary · Community school · SL2 3HS
- Not ratedFarnham Common Junior SchoolPrimary · Community school · SL2 3TZ
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£35,388
Section 24 credit£0
Annual tax due£756
Post-tax Monthly profit annual£1,860
Exit costs
Projected sale price (5y · 2%/yr growth)£535,479
Capital gain (pre-CGT)£50,479
Sale costs (~2.5%)£13,387
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£23,026
Rates as of Oct 2024
Acquisition costs
£171,525cash neededPurchase price£485,000
Deposit (25%)£121,250
Stamp duty+5% additional-property surcharge£38,500
Refurb£1,350
Legal + survey£2,150
Mortgage fees£8,275
Total cash neededdeposit + costs (loan covers the rest)£171,525
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Recently refurbished, exquisite four bedroom townhouse that blends modern living with outdoor allure.
Internally and on the ground floor, is a kitchen which received a tasteful makeover in 2014 featuring a gas hob and built-in dishwasher. Heading to the rear of the property reveals an open-plan living and dining area, bathed in natural light. Double doors connect this inviting space to the garden, effortlessly bringing the outdoors in.
A downstairs toilet adds convenience a…
Floor plans
Listing metazoopla · Hilton King & Locke
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
+£177
Cash needed
£172K
Return after costs
1.24%
IRR
0.69%
Listed 86d ago
Montague Close, Farnham Royal SL2
terraced · 4 bed · 3 bath
£485,000
est £2,949 · 7.30% gross
1 / 17
73/100
Solid
7.30% — verify the rent + comps locally.
7.30% Return before costs — above-market
Price
£485K
15% above sold comps
Return before costs
7.30%
est rent £2,949/monot enough comparablesRange £2,213–£3,930/mo (Q1–Q3)
Bedrooms
4
3 bath
Energy rating
—
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: £2,213–£3,930/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £121,250
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £363,750 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£177
after mortgage, operating costs & tax
Rent in£2,949/mo gross
£2,836/mo collected · £113/mo lost to voids
Where it goes
£1,970Mortgage£647Costs
£177/mo left as profit · 6% of rent kept
Mortgage£1,970
Costs£647
Management£295
Maintenance£50
Insurance£40
CapEx reserve£147
Voids + council tax£11
Ltd co. accounts£104
Tax£41
Profit+£177
Returns
Return before costs on price7.30%
Cash return on cash1.24%
Gross margin£2,188
Cash needed£171,525
Monthly profit payback81y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.44
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 East Thames Valley · cap £1,895/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- East Thames Valley
- LHA monthly cap:
- £1,895
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 | £35,388 | £7,767 | £23,644 | £0 | £756 | £3,222 | £3,222 |
| Year 2 | £36,450 | £8,000 | £23,644 | £0 | £913 | £3,893 | £7,115 |
| Year 3 | £37,543 | £8,240 | £23,644 | £0 | £1,075 | £4,585 | £11,699 |
| Year 4 | £38,669 | £8,487 | £23,644 | £0 | £1,242 | £5,297 | £16,996 |
| Year 5 | £39,830 | £8,741 | £23,644 | £0 | £1,414 | £6,030 | £23,026 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 41.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,729
Annual rental tax£497
CGT yr 5£0 · company level
5y net total£23,026
Acquisition costs
25% deposit£121,250
Stamp duty£38,500
Refurb£1,350
Legal + survey£2,150
Mortgage + broker£8,275
Cash needed£171,525
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
Recently refurbished, exquisite four bedroom townhouse that blends modern living with outdoor allure.
Internally and on the ground floor, is a kitchen which received a tasteful makeover in 2014 featuring a gas hob and built-in dishwasher. Heading to the rear of the property reveals an open-plan living and dining area, bathed in natural light. Double doors connect this inviting space to the garden, effortlessly bringing the outdoors in.
A downstairs toilet adds convenience a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice