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Year 5 disposal
⊞ View all 8
23/ 100
Weak
7.25% return before costs — verify the rent + comps locally.
Why it works
- 7.25% return before costs — above-market
- Long lease (986 yrs) — no short-lease drag
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£237/mo — significantly negative — real recurring drain
- -1.9% 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
−£237/mo
You top up £237/mo
Price vs market
Above comparable sales
+16% vs 12 sold
Return · IRR
-1.9%/yr
Loses money over 5 years
Cash to get in
£193K
Deposit + fees + refurb
Price £500KReturn before costs on price 7.25%5-yr return on cash -0%Rent est. £3,021 (£2,731–£3,342)
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: £2,731–£3,342/mo · n=107
Financing
DepositYour cash in — the rest is the mortgage25% · £124,999
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 (£12,978–£24,226 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £374,996.25 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£237
after mortgage, operating costs & tax
Rent in£3,021/mo gross
£2,905/mo collected · £116/mo lost to voids
Where it goes
£2,031Mortgage£1,111Costs
Outgoings exceed rent — you top up £237/mo
Mortgage£2,031
Costs£1,111
Management£302
Maintenance£67
Insurance£40
CapEx reserve£151
Voids + council tax£4
Service charge + ground rent£412
Ltd co. accounts£104
Selective licensing£30
Tax—
Shortfall−£237
Returns
Return before costs on price7.25%
Cash return on cash-1.47%
Gross margin£1,794
Cash needed£193,328
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
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 | £36,252 | £13,328 | £24,375 | £0 | £0 | -£1,451 | -£1,451 |
| Year 2 | £37,340 | £13,728 | £24,375 | £0 | £0 | -£763 | -£2,214 |
| Year 3 | £38,460 | £14,140 | £24,375 | £0 | £0 | -£55 | -£2,269 |
| Year 4 | £39,614 | £14,564 | £24,375 | £0 | £128 | £547 | -£1,723 |
| Year 5 | £40,802 | £15,001 | £24,375 | £0 | £271 | £1,155 | -£568 |
Disposal gain (gross)-£21,590
CGT£0
Net Disposal proceeds£538,234
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold986 yr
Tenure & planning986 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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 cohortSW11 3PG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 3.2 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 · 729 sqft · London ×1.4
£31k–£59k
£ per sqft
building cost only
£42–£81
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£7,290–£13,122
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,206–£18,954
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
Refurb & refinance wins — -£207/mo · £30/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 | 7.25% | -£237 | £193,328 | -0.3% | Low | Feasible |
| Housing-benefit rent | 4.07% | -£1,404 | £193,328 | -38.1% | Med | Feasible |
| Council lease | 4.07% | -£1,061 | £193,328 | -31.1% | Low | Feasible |
| ⭐ Refurb & refinance | 7.25% | -£207 | £225,250 | 0.5% | Med | Feasible |
| Short-stay let / Airbnb | 8.06% | -£826 | £193,328 | -23.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£623 | £566,746 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context264 active short-lets nearby
Short-let market context
- 264 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Inner South West London · cap £1,695/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Inner South West London
- LHA monthly cap:
- £1,695
- 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
Local lettings demandby strategyLive area data
Short-stay let25% occupancy
£448/night ADR
Based on 13 short-let comps nearby
Rent by the room conversion upside
-£1,180/mo cash flow vs Rent it out if converted to Rent by the room
5.76% Return before costs on price converted vs 7.25% as-is
As-is Rent it out
Monthly profit+£239
Return before costs on price7.25%
Cash needed£136,897
If converted to Rent by the room
Monthly profit-£940
Return before costs on price5.76%
Cash needed£152,897
Δ vs Rent it out Monthly profit-£1,180
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
£56,000
Range: £47,600 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£56,916–£106,329full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£3,645–£6,561
- Replumb£2,916–£5,832
- Windows£8,019–£14,580
- Paint + decor£7,290–£13,122
- Flooring£10,206–£18,954
Comparables
sold within 0.5 miWide · CV 37.7%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
- Not ratedL'Ecole de BatterseaNot applicable · Other independent school · SW11 3DS
- Not ratedThomas's BatterseaNot applicable · Other independent school · SW11 3JB
- Not ratedSomerset Nursery School and Children's CentreNursery · Local authority nursery school · SW11 3ND
- Not ratedWestbridge AcademyPrimary · Academy sponsor led · SW11 3NE
- Not ratedSaint John Bosco CollegeSecondary · Voluntary aided school · SW11 3DQ
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£36,252
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,845
Exit costs
Projected sale price (5y · 2%/yr growth)£552,035
Capital gain (pre-CGT)£52,040
Sale costs (~2.5%)£13,801
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-£568
Rates as of Oct 2024
Acquisition costs
£193,328cash neededPurchase price£499,995
Deposit (25%)£124,999
Stamp duty+5% additional-property surcharge£40,000
Refurb£17,304
Legal + survey£2,525
Mortgage fees£8,500
Total cash neededdeposit + costs (loan covers the rest)£193,328
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A modern two bedroom apartment with private balcony located in one of Battersea’s newest developments, Sesame Apartments. Located opposite the Thames and within moments of Battersea Park.
The apartment comprises of a spacious living /dining room, an open plan kitchen with integrated appliances, two double bedrooms with large fitted wardrobes (master bedroom with en suite), and a contemporary family bathroom. Hallway cupboards provide ample storage.
Sesame Apartments is a sh…
Floor plans
Nearby active comparables4 deals
Comparable rentals
SW11 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Fraser & Co - Kew Bridge & Brentford Estate Agents
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
−£237
Cash needed
£193K
Return after costs
-1.47%
IRR
-1.93%
Listed 86d ago
Sesame Apartments, London SW11
flat · 2 bed · 2 bath · 729 sqft
£499,995
est £3,021 · 7.25% gross
Leasehold 986yrEPC B
1 / 8
23/100
Marginal
7.25% — verify the rent + comps locally.
7.25% Return before costs — above-market
Price
£500K
16% above sold comps
Return before costs
7.25%
est rent £3,021/monot enough comparablesRange £2,731–£3,342/mo (Q1–Q3)
Bedrooms
2
2 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: £2,731–£3,342/mo · n=107
Financing
DepositYour cash in — the rest is the mortgage25% · £124,999
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 (£12,978–£24,226 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £374,996.25 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£237
after mortgage, operating costs & tax
Rent in£3,021/mo gross
£2,905/mo collected · £116/mo lost to voids
Where it goes
£2,031Mortgage£1,111Costs
Outgoings exceed rent — you top up £237/mo
Mortgage£2,031
Costs£1,111
Management£302
Maintenance£67
Insurance£40
CapEx reserve£151
Voids + council tax£4
Service charge + ground rent£412
Ltd co. accounts£104
Selective licensing£30
Tax—
Shortfall−£237
Returns
Return before costs on price7.25%
Cash return on cash-1.47%
Gross margin£1,794
Cash needed£193,328
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context264 active short-lets nearby
Short-let market context
- 264 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Inner South West London · cap £1,695/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Inner South West London
- LHA monthly cap:
- £1,695
- 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 | £36,252 | £13,328 | £24,375 | £0 | £0 | -£1,451 | -£1,451 |
| Year 2 | £37,340 | £13,728 | £24,375 | £0 | £0 | -£763 | -£2,214 |
| Year 3 | £38,460 | £14,140 | £24,375 | £0 | £0 | -£55 | -£2,269 |
| Year 4 | £39,614 | £14,564 | £24,375 | £0 | £128 | £547 | -£1,723 |
| Year 5 | £40,802 | £15,001 | £24,375 | £0 | £271 | £1,155 | -£568 |
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 remaining986 yr
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
Service chargeReduces net yield£4,542/yr
Ground rentDoubling clauses kill mortgageability£400/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 37.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,875
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£568
Acquisition costs
25% deposit£124,999
Stamp duty£40,000
Refurb£17,304
Legal + survey£2,525
Mortgage + broker£8,500
Cash needed£193,328
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
A modern two bedroom apartment with private balcony located in one of Battersea’s newest developments, Sesame Apartments. Located opposite the Thames and within moments of Battersea Park.
The apartment comprises of a spacious living /dining room, an open plan kitchen with integrated appliances, two double bedrooms with large fitted wardrobes (master bedroom with en suite), and a contemporary family bathroom. Hallway cupboards provide ample storage.
Sesame Apartments is a sh…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice