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Year 5 disposal
BMV -50%
⊞ View all 11
84/ 100
Strong
Strong investment fundamentals.
Why it works
- 8.81% return before costs — above-market
- Priced below market -50% 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 D — must hit C by 2030 (~£3,000–£7,000)
- 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
+£102/mo
Barely breaks even each month
Price vs market
Below market value
-50% vs 12 sold · interior unseen
Return · IRR
1.8%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £170KCash to buy £117KReturn before costs on price 8.81%5-yr return on cash 9%Rent est. £1,248 (£1,248–£1,248)
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: £1,248–£1,248/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£44,557–£83,173 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £127,500 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
+£102
after mortgage, operating costs & tax
Rent in£1,248/mo gross
£1,200/mo collected · £48/mo lost to voids
Where it goes
£691Mortgage£383Costs
£102/mo left as profit · 9% of rent kept
Mortgage£691
Costs£383
Management£125
Maintenance£67
Insurance£20
CapEx reserve£62
Voids + council tax£5
Ltd co. accounts£104
Tax£24
Profit+£102
Returns
Return before costs on price8.81%
Cash return on cash1.05%
Gross margin£817
Cash needed£116,559
Monthly profit payback95y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.74
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 | £14,976 | £4,599 | £8,288 | £0 | £397 | £1,693 | £1,693 |
| Year 2 | £15,425 | £4,737 | £8,288 | £0 | £456 | £1,945 | £3,638 |
| Year 3 | £15,888 | £4,879 | £8,288 | £0 | £517 | £2,205 | £5,842 |
| Year 4 | £16,365 | £5,025 | £8,288 | £0 | £580 | £2,472 | £8,314 |
| Year 5 | £16,856 | £5,176 | £8,288 | £0 | £644 | £2,748 | £11,062 |
Disposal gain (gross)-£57,508
CGT£0
Net Disposal proceeds£183,001
What we verified
What we verified
22072 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 profileMixed demand
Tenant profilelikely cohortSN4 0QR · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bath · 40.1 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
2-bed · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history9d on marketno cuts yet
Strategy matrix
Rent it out wins — +£102/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 8.81% | +£102 | £116,559 | 9.5% | Low | Feasible |
| Housing-benefit rent | 5.53% | -£302 | £116,559 | -11.0% | Med | Feasible |
| Council lease | 5.53% | -£138 | £116,559 | -5.3% | Low | Feasible |
| Refurb & refinance | 8.81% | +£102 | £148,823 | 7.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £264,273 | -22% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
- Scheme type:
- PSL
- 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
Rent by the room conversion upside
+£164/mo cash flow vs Rent it out if converted to Rent by the room
16.94% Return before costs on price converted vs 8.81% as-is
🔓 +1 bedroom potential
medium confidence2 → 3 lettable rooms
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 4 habitable rooms (2 beds + 2 reception(s)) in 81 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 lettable rooms; sized to Swindon adopted standard (7.5/10.22 m²; Swindon Borough Council - Standards for Houses in Multiple Occupation: Shared Houses and Houses Converted into Bedsits (HMO Standard, updated May 2008, still the live published standard); HMO licence fee schedule effective 1 April 2026); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
2 → 3 bed HMO+1 single
Sized to Swindon'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.
As-is Rent it out
Monthly profit+£118
Return before costs on price8.81%
Cash needed£54,398
If converted to Rent by the room
Monthly profit+£282
Return before costs on price16.94%
Cash needed£70,398
Δ vs Rent it out Monthly profit+£164
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,390–£90,830full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- 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 18.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodChiseldon Primary & Nursery SchoolPrimary · Community school · SN4 0NS
- Not ratedWanborough Primary SchoolPrimary · Academy converter · SN4 0EJ
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£14,976
Section 24 credit£0
Annual tax due£397
Post-tax Monthly profit annual£1,117
Exit costs
Projected sale price (5y · 2%/yr growth)£187,694
Capital gain (pre-CGT)£17,694
Sale costs (~2.5%)£4,692
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£11,062
Rates as of Oct 2024
Acquisition costs
£116,559cash neededPurchase price£170,000
Deposit (25%)£42,500
Stamp duty+5% additional-property surcharge£9,400
Refurb£59,409
Legal + survey£1,700
Mortgage fees£3,550
Total cash neededdeposit + costs (loan covers the rest)£116,559
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Located in Thorney Park, Wroughton, this 2/3-bedroom end-of-terrace property is in need of renovation, offering fantastic potential.
The accommodation on the ground floor briefly comprises Entrance porch, living room, Kitchen/dining room, Bedroom three and a shower room.
On the first floor, there are two further bedrooms and a family bathroom.
Externally, the property benefits from front gardens, a garage, and additional parking.
This property has been priced to sell and…
Floor plans
Listing metazoopla · Richard James Estate Agents
About this listing
9 days · ZooplaPrice history
5-year price trend
Monthly profit
+£102
Cash needed
£117K
Return after costs
1.05%
IRR
1.78%
Listed 9d ago
Thorney Park, Wroughton, Swindon SN4
semi-detached · 2 bed · 2 bath
£170,000
est £1,248 · 8.81% gross
EPC D
Priced below market
1 / 11
84/100
Strong
Real 8.81% — fundamentals work.
Priced below market -50% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.81% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£170K
50% below sold comps
Return before costs
8.81%
est rent £1,248/monot enough comparables
Bedrooms
2
2 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — 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: £1,248–£1,248/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£44,557–£83,173 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £127,500 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
+£102
after mortgage, operating costs & tax
Rent in£1,248/mo gross
£1,200/mo collected · £48/mo lost to voids
Where it goes
£691Mortgage£383Costs
£102/mo left as profit · 9% of rent kept
Mortgage£691
Costs£383
Management£125
Maintenance£67
Insurance£20
CapEx reserve£62
Voids + council tax£5
Ltd co. accounts£104
Tax£24
Profit+£102
Returns
Return before costs on price8.81%
Cash return on cash1.05%
Gross margin£817
Cash needed£116,559
Monthly profit payback95y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.74
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
- Scheme type:
- PSL
- 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 | £14,976 | £4,599 | £8,288 | £0 | £397 | £1,693 | £1,693 |
| Year 2 | £15,425 | £4,737 | £8,288 | £0 | £456 | £1,945 | £3,638 |
| Year 3 | £15,888 | £4,879 | £8,288 | £0 | £517 | £2,205 | £5,842 |
| Year 4 | £16,365 | £5,025 | £8,288 | £0 | £580 | £2,472 | £8,314 |
| Year 5 | £16,856 | £5,176 | £8,288 | £0 | £644 | £2,748 | £11,062 |
Rent by the room upside
What we verified
2307
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▾
EPC~£3,000–£7,000 to upgrade to CD
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 18.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,658
Annual rental tax£288
CGT yr 5£0 · company level
5y net total£11,062
Acquisition costs
25% deposit£42,500
Stamp duty£9,400
Refurb£59,409
Legal + survey£1,700
Mortgage + broker£3,550
Cash needed£116,559
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
Located in Thorney Park, Wroughton, this 2/3-bedroom end-of-terrace property is in need of renovation, offering fantastic potential.
The accommodation on the ground floor briefly comprises Entrance porch, living room, Kitchen/dining room, Bedroom three and a shower room.
On the first floor, there are two further bedrooms and a family bathroom.
Externally, the property benefits from front gardens, a garage, and additional parking.
This property has been priced to sell and…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice