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Year 5 disposal
⊞ View all 10
100/ 100
Strong
Strong investment fundamentals.
Why it works
- Monthly profit +£365/mo from completion — the no.1 reason to invest
- 16.12% return before costs — above-market
- 10.7% 5y IRR — strong total return on capital
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Leasehold 82yr — verify at solicitor
- Cash only — often signals cladding / short lease / structural
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£365/mo
Pays you every month, net of costs
Price
£95K
No local sold comps to compare
Return · IRR
10.7%/yr
Solid annualised return
Cash to get in
£44K
Deposit + fees + refurb
Return before costs on price 16.12%5-yr return on cash 62%Rent est. £1,276 (£1,200–£1,357)
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: £1,200–£1,357/mo · n=187
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
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 (£)
Tiered estimate (cosmetic refurb): £6,521–£14,891 range from £/sqft + per-room model
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £71,250 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
+£365
after mortgage, operating costs & tax
Rent in£1,276/mo gross
£1,227/mo collected · £49/mo lost to voids
Where it goes
£386Mortgage£390Costs£365Your profit
£365/mo left as profit · 30% of rent kept
Mortgage£386
Costs£390
Management£128
Maintenance£67
Insurance£20
CapEx reserve£64
Voids + council tax£6
Service charge + ground rent£2
Ltd co. accounts£104
Tax£86
Profit+£365
Returns
Return before costs on price16.12%
Cash return on cash10.04%
Gross margin£837
Cash needed£43,631
Monthly profit payback10y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.18
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 | £15,312 | £4,684 | £4,631 | £0 | £1,139 | £4,857 | £4,857 |
| Year 2 | £15,771 | £4,825 | £4,631 | £0 | £1,200 | £5,115 | £9,973 |
| Year 3 | £16,245 | £4,970 | £4,631 | £0 | £1,262 | £5,382 | £15,354 |
| Year 4 | £16,732 | £5,119 | £4,631 | £0 | £1,327 | £5,655 | £21,009 |
| Year 5 | £17,234 | £5,272 | £4,631 | £0 | £1,393 | £5,937 | £26,947 |
Disposal gain (gross)-£10,191
CGT£0
Net Disposal proceeds£102,265
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leasehold82 yr
Tenure & planning82 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 cohortNR1 1QS · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 92.7 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 · 667 sqft
£22k–£45k
£ per sqft
building cost only
£34–£67
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£4,669–£8,671
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,337–£14,007
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history286d on marketno cuts yet
Strategy matrix
Rent it out wins — +£365/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 | 16.12% | +£365 | £43,631 | 61.8% | Low | Feasible |
| Housing-benefit rent | 8.75% | -£69 | £43,631 | 0.7% | Med | Feasible |
| Council lease | 8.75% | +£64 | £43,631 | 12.0% | Low | Feasible |
| Refurb & refinance | 16.12% | +£365 | £75,675 | 35.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£193 | £139,750 | -18% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Central Norfolk & Norwich · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Norfolk & Norwich
- LHA monthly cap:
- £693
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
+£146/mo cash flow vs Rent it out if converted to Rent by the room
30.32% Return before costs on price converted vs 16.12% as-is
As-is Rent it out
Monthly profit+£374
Return before costs on price16.12%
Cash needed£35,648
If converted to Rent by the room
Monthly profit+£520
Return before costs on price30.32%
Cash needed£51,648
Δ vs Rent it out Monthly profit+£146
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
£30,330–£57,000full refurb + room split
⚠️ Capped at 60% of £95,000 asking (£57,000). Raw model: £43,385–£81,535. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,040–£12,080
- 2 × bathroom£7,970–£14,611
- Rewire£1,865–£3,264
- Replumb£1,399–£2,798
- Windows£4,663–£8,393
- Paint + decor£3,264–£6,062
- Flooring£5,129–£9,792
Comparables
sold within 0.5 miLoading 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
- Not ratedCharles Darwin Primary SchoolPrimary · Free schools · NR1 1DJ
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£15,312
Section 24 credit£0
Annual tax due£1,139
Post-tax Monthly profit annual£4,269
Exit costs
Projected sale price (5y · 2%/yr growth)£104,888
Capital gain (pre-CGT)£9,888
Sale costs (~2.5%)£2,622
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£26,947
Rates as of Oct 2024
Acquisition costs
£43,631cash neededPurchase price£95,000
Deposit (25%)£23,750
Stamp duty+5% additional-property surcharge£4,750
Refurb£10,706
Legal + survey£2,000
Mortgage fees£2,425
Total cash neededdeposit + costs (loan covers the rest)£43,631
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
guide price £95,000 - £105,000 - cash buyers only Gilson Bailey are delighted to offer this two bedroom, eleventh floor flat situated just a short walk from the City Centre. Accommodation comprising secure communal entrance, private entrance hall, kitchen, lounge/diner, two bedrooms, bathroom and WC. Outside there is permit parking available and a storage shed. The flat benefits from double glazing, communal heating and hot water, far reaching views and is offered with no o…
Floor plans
Listing metazoopla · Gilson Bailey & Partners
About this listing
286 days · ZooplaPrice history
5-year price trend
Monthly profit
+£365
Cash needed
£44K
Return after costs
10.04%
IRR
10.66%
Listed 286d ago
Normandie Tower, Norwich NR1
flat · 2 bed · 2 bath · 667 sqft
£95,000
est £1,276 · 16.12% gross
Leasehold 82yrEPC CCash only
1 / 10
100/100
Strong
Real 16.12% — fundamentals work.
Monthly profit +£365/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
16.12% Return before costs — above-market
Lease 82 yrs — extend before exit
Price
£95K
Return before costs
16.12%
est rent £1,276/mo187 comps within 500 mRange £1,200–£1,357/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
C
Energy rating
Deal flags1 issue
Cash buyers only
Often signals cladding, structural, or short-lease issues
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: £1,200–£1,357/mo · n=187
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
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 (£)
Tiered estimate (cosmetic refurb): £6,521–£14,891 range from £/sqft + per-room model
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £71,250 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
+£365
after mortgage, operating costs & tax
Rent in£1,276/mo gross
£1,227/mo collected · £49/mo lost to voids
Where it goes
£386Mortgage£390Costs£365Your profit
£365/mo left as profit · 30% of rent kept
Mortgage£386
Costs£390
Management£128
Maintenance£67
Insurance£20
CapEx reserve£64
Voids + council tax£6
Service charge + ground rent£2
Ltd co. accounts£104
Tax£86
Profit+£365
Returns
Return before costs on price16.12%
Cash return on cash10.04%
Gross margin£837
Cash needed£43,631
Monthly profit payback10y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.18
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Central Norfolk & Norwich · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Norfolk & Norwich
- LHA monthly cap:
- £693
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £15,312 | £4,684 | £4,631 | £0 | £1,139 | £4,857 | £4,857 |
| Year 2 | £15,771 | £4,825 | £4,631 | £0 | £1,200 | £5,115 | £9,973 |
| Year 3 | £16,245 | £4,970 | £4,631 | £0 | £1,262 | £5,382 | £15,354 |
| Year 4 | £16,732 | £5,119 | £4,631 | £0 | £1,327 | £5,655 | £21,009 |
| Year 5 | £17,234 | £5,272 | £4,631 | £0 | £1,393 | £5,937 | £26,947 |
Rent by the room upside
What we verified
5306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining82 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£10/yr
Ground rentDoubling clauses kill mortgageability£10/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£926
Annual rental tax£1,027
CGT yr 5£0 · company level
5y net total£26,947
Acquisition costs
25% deposit£23,750
Stamp duty£4,750
Refurb£10,706
Legal + survey£2,000
Mortgage + broker£2,425
Cash needed£43,631
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
guide price £95,000 - £105,000 - cash buyers only Gilson Bailey are delighted to offer this two bedroom, eleventh floor flat situated just a short walk from the City Centre. Accommodation comprising secure communal entrance, private entrance hall, kitchen, lounge/diner, two bedrooms, bathroom and WC. Outside there is permit parking available and a storage shed. The flat benefits from double glazing, communal heating and hot water, far reaching views and is offered with no o…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice