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Year 5 disposal
BMV -40%
⊞ View all 10
8/ 100
Weak
8.09% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.09% return before costs — above-market
- Priced below market -40% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (101 yrs) — no short-lease drag
Why to be cautious
- Floor area 495 sqft — small for the type
- Monthly profit −£301/mo — significantly negative — real recurring drain
- -6.2% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£301/mo
You top up £301/mo
Price vs market
Below market value
-40% vs 12 sold · interior unseen
Return · IRR
-6.2%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £150KCash to buy £59KReturn before costs on price 8.09%5-yr return on cash -25%Rent est. £1,011 (£910–£1,123)
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: £910–£1,123/mo · n=93
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£6,164–£11,505 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£301
after mortgage, operating costs & tax
Rent in£1,011/mo gross
£972/mo collected · £39/mo lost to voids
Where it goes
£609Mortgage£664Costs
Outgoings exceed rent — you top up £301/mo
Mortgage£609
Costs£664
Management£101
Maintenance£67
Insurance£20
CapEx reserve£51
Voids + council tax£7
Service charge + ground rent£314
Ltd co. accounts£104
Tax—
Shortfall−£301
Returns
Return before costs on price8.09%
Cash return on cash-6.13%
Gross margin£308
Cash needed£58,968
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.60
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 | £12,132 | £7,970 | £7,313 | £0 | £0 | -£3,150 | -£3,150 |
| Year 2 | £12,496 | £8,209 | £7,313 | £0 | £0 | -£3,025 | -£6,176 |
| Year 3 | £12,871 | £8,455 | £7,313 | £0 | £0 | -£2,897 | -£9,073 |
| Year 4 | £13,257 | £8,709 | £7,313 | £0 | £0 | -£2,764 | -£11,837 |
| Year 5 | £13,655 | £8,970 | £7,313 | £0 | £0 | -£2,628 | -£14,465 |
Disposal gain (gross)-£6,746
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold101 yr
Tenure & planning101 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
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 cohortGL50 2AJ · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
UWE Bristol · 54.1 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 · 495 sqft
£16k–£32k
£ per sqft
building cost only
£32–£65
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,465–£6,435
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,445–£10,395
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
Short-stay let / Airbnb wins — +£116/mo · £417/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 | 8.09% | -£301 | £58,968 | -24.5% | Low | Feasible |
| Housing-benefit rent | 4.98% | -£660 | £58,968 | -62.3% | Med | Feasible |
| Council lease | 0.00% | -£1,115 | £58,968 | -116.6% | Low | Feasible |
| Refurb & refinance | 8.09% | -£301 | £69,755 | -20.7% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 17.38% | +£116 | £58,968 | 15.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£505 | £171,505 | 4% | 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 let60% occupancy
£118/night ADR
Based on 6 short-let comps nearby
Rent by the room conversion upside
+£320/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 8.09% as-is
As-is Rent it out
Monthly profit+£26
Return before costs on price8.09%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£320
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 61.0%Med confidence
Loading 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
- OutstandingChrist Church CofE Primary SchoolPrimary · Academy converter · GL50 2NR
- GoodSt James' Church of England Primary SchoolPrimary · Academy converter · GL50 2RS
- Not ratedDean Close AirthrieNot applicable · Other independent school · GL50 2NY
- Not ratedUniversity of GloucestershireNot applicable · Higher education institutions · GL50 2RH
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£12,132
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,617
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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-£14,465
Rates as of Oct 2024
Acquisition costs
£58,968cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£8,218
Legal + survey£2,000
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£58,968
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
In the popular Jubilee Court, tucked away from the main Leckhampton Bath Road and The Suffolk’s, this wonderful apartment is suitable for over 60's.
Jubilee Court has ample car parking for residents and visitors. The development is situated very close to the popular Bath Road shops, where there is a post office, supermarkets, hairdressers, restaurants and cafes. The development has 26 apartments which were built on 2003. Visiting management staff work part time as well as a…
Floor plans
Nearby active comparables1 rental
Comparable rentals
GL50 · same beds + typeMedian nearby: £1,200/mo · 1 of 1 already let+£189 vs our est
- Wellington Mews, Cheltenham, GL50Let1b£1,200/moMay 2026
Other deals nearby
GL50 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Andrews - Leckhampton
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
−£301
Cash needed
£59K
Return after costs
-6.13%
IRR
-6.16%
Listed 86d ago
Commercial Street, Cheltenham, Gloucestershire GL50
flat · 1 bed · 495 sqft
£150,000
est £1,011 · 8.09% gross
Leasehold 101yrEPC C
Priced below market
1 / 10
8/100
Marginal
8.09% — verify the rent + comps locally.
Priced below market -40% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.09% Return before costs — above-market
Price
£150K
40% below sold comps
Return before costs
8.09%
est rent £1,011/mo93 comps within 1.5 kmRange £910–£1,123/mo (Q1–Q3)
Bedrooms
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: £910–£1,123/mo · n=93
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£6,164–£11,505 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£301
after mortgage, operating costs & tax
Rent in£1,011/mo gross
£972/mo collected · £39/mo lost to voids
Where it goes
£609Mortgage£664Costs
Outgoings exceed rent — you top up £301/mo
Mortgage£609
Costs£664
Management£101
Maintenance£67
Insurance£20
CapEx reserve£51
Voids + council tax£7
Service charge + ground rent£314
Ltd co. accounts£104
Tax—
Shortfall−£301
Returns
Return before costs on price8.09%
Cash return on cash-6.13%
Gross margin£308
Cash needed£58,968
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.60
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 | £12,132 | £7,970 | £7,313 | £0 | £0 | -£3,150 | -£3,150 |
| Year 2 | £12,496 | £8,209 | £7,313 | £0 | £0 | -£3,025 | -£6,176 |
| Year 3 | £12,871 | £8,455 | £7,313 | £0 | £0 | -£2,897 | -£9,073 |
| Year 4 | £13,257 | £8,709 | £7,313 | £0 | £0 | -£2,764 | -£11,837 |
| Year 5 | £13,655 | £8,970 | £7,313 | £0 | £0 | -£2,628 | -£14,465 |
Rent by the room upside
What we verified
4406
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining101 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£3,422/yr
Ground rentDoubling clauses kill mortgageability£350/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 61.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,463
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£14,465
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£8,218
Legal + survey£2,000
Mortgage + broker£3,250
Cash needed£58,968
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
In the popular Jubilee Court, tucked away from the main Leckhampton Bath Road and The Suffolk’s, this wonderful apartment is suitable for over 60's.
Jubilee Court has ample car parking for residents and visitors. The development is situated very close to the popular Bath Road shops, where there is a post office, supermarkets, hairdressers, restaurants and cafes. The development has 26 apartments which were built on 2003. Visiting management staff work part time as well as a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice