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Year 5 disposal
BMV -13%
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44/ 100
Caution
Real 7.58% return before costs but flagged risks need pricing in.
Why it works
- 7.58% return before costs — above-market
- Priced below market -13% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Leasehold 89yr — verify at solicitor
- Monthly profit −£7/mo — mildly negative — equity build may cover
- -0.3% 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
−£7/mo
You top up £7/mo
Price vs market
Below market value
-13% vs 12 sold · interior unseen
Return · IRR
-0.3%/yr
Loses money over 5 years
Cash left in
£112K
Stays in after refinancing at value
Price £395KCash to buy £157KReturn before costs on price 7.58%5-yr return on cash 6%Rent est. £2,495 (£2,350–£2,649)
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: £2,350–£2,649/mo · n=76
Financing
DepositYour cash in — the rest is the mortgage25% · £98,750
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 (£)
Per-property refurb estimate from the element rate-card model (£14,340–£26,768 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £296,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£7
after mortgage, operating costs & tax
Rent in£2,495/mo gross
£2,399/mo collected · £96/mo lost to voids
Where it goes
£1,605Mortgage£802Costs
Outgoings exceed rent — you top up £7/mo
Mortgage£1,605
Costs£802
Management£250
Maintenance£67
Insurance£28
CapEx reserve£125
Voids + council tax£3
Service charge + ground rent£200
Ltd co. accounts£104
Selective licensing£25
Tax—
Shortfall−£7
Returns
Return before costs on price7.58%
Cash return on cash-0.06%
Gross margin£1,597
Cash needed£156,820
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.50
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 | £29,940 | £9,619 | £19,256 | £0 | £202 | £863 | £863 |
| Year 2 | £30,838 | £9,908 | £19,256 | £0 | £318 | £1,356 | £2,219 |
| Year 3 | £31,763 | £10,205 | £19,256 | £0 | £437 | £1,865 | £4,084 |
| Year 4 | £32,716 | £10,511 | £19,256 | £0 | £560 | £2,389 | £6,473 |
| Year 5 | £33,698 | £10,826 | £19,256 | £0 | £687 | £2,928 | £9,402 |
Disposal gain (gross)-£20,936
CGT£0
Net Disposal proceeds£425,209
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leasehold89 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
90 yr
Service charge
Annual running cost
£1,200/yr
Lease shortening — 90 years remaining
Still mortgageable today, but plan to extend before it dips below 80. Marriage-value premium kicks in below 80 years.
Extracted from listing description · verify with solicitor
Tenure & planning89 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
OK
Floor
EWS1 typically required above 18m
Floor 2
Lender impact
2nd floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 2SA · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 3.5 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 · 1-bath · 823 sqft · London ×1.4
£29k–£55k
£ per sqft
building cost only
£35–£67
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£8,230–£14,814
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,522–£21,398
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 — +£14/mo · £22/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 | 7.58% | -£7 | £156,820 | 6.0% | Low | Feasible |
| Housing-benefit rent | 5.15% | -£751 | £156,820 | -21.4% | Med | Feasible |
| Council lease | 5.15% | -£411 | £156,820 | -12.9% | Low | Feasible |
| ⭐ Refurb & refinance | 7.58% | +£14 | £184,218 | 5.8% | Med | Feasible |
| Short-stay let / Airbnb | 6.76% | -£812 | £156,820 | -28.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£399 | £453,793 | 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 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
£297/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
-£756/mo cash flow vs Rent it out if converted to Rent by the room
7.29% Return before costs on price converted vs 7.58% as-is
As-is Rent it out
Monthly profit+£226
Return before costs on price7.58%
Cash needed£110,648
If converted to Rent by the room
Monthly profit-£530
Return before costs on price7.29%
Cash needed£126,648
Δ vs Rent it out Monthly profit-£756
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
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£53,852–£100,743full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£4,115–£7,407
- Replumb£3,292–£6,584
- Windows£9,053–£16,460
- Paint + decor£8,230–£14,814
- Flooring£11,522–£21,398
Comparables
sold within 0.5 miWide · CV 28.1%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
- GoodARK John Archer Primary AcademyPrimary · Academy converter · SW11 2AA
- GoodFalconbrook Primary SchoolPrimary · Community school · SW11 2LX
- GoodSacred Heart Catholic Primary School, BatterseaPrimary · Voluntary aided school · SW11 2TD
- Not ratedThames Christian SchoolNot applicable · Other independent school · SW11 2FR
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£29,940
Section 24 credit£0
Annual tax due£202
Post-tax Monthly profit annual-£289
Exit costs
Projected sale price (5y · 2%/yr growth)£436,112
Capital gain (pre-CGT)£41,112
Sale costs (~2.5%)£10,903
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£9,402
Rates as of Oct 2024
Acquisition costs
£156,820cash neededPurchase price£395,000
Deposit (25%)£98,750
Stamp duty+5% additional-property surcharge£29,500
Refurb£19,120
Legal + survey£2,525
Mortgage fees£6,925
Total cash neededdeposit + costs (loan covers the rest)£156,820
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Spacious 2 bedroom flat in an excellent location, minutes walk from Clapham Junction train station.
This well proportioned 2nd floor flat offering 76sq m of accommodation boasts 2 generously sized double bedrooms, a spacious separate well equipped kitchen, a bright and airy reception, a bathroom and a separate WC.
The property further benefits from gas central heating, double glazed windows and having lots of storage space throughout.
Ingrave Street is conveniently located…
Floor plans
Listing metazoopla · Moving Inn
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
−£7
Cash needed
£157K
Return after costs
-0.06%
IRR
-0.31%
Listed 86d ago
Ingrave Street, Clapham Junction SW11
flat · 2 bed · 1 bath · 823 sqft
£395,000
est £2,495 · 7.58% gross
Leasehold 89yrEPC C
Priced below market
1 / 11
44/100
Caution
7.58% — verify the rent + comps locally.
Priced below market -13% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.58% Return before costs — above-market
Lease 89 yrs — extend before exit
Price
£395K
13% below sold comps
Return before costs
7.58%
est rent £2,495/mo76 comps within 500 mRange £2,350–£2,649/mo (Q1–Q3)
Bedrooms
2
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: £2,350–£2,649/mo · n=76
Financing
DepositYour cash in — the rest is the mortgage25% · £98,750
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 (£)
Per-property refurb estimate from the element rate-card model (£14,340–£26,768 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £296,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£7
after mortgage, operating costs & tax
Rent in£2,495/mo gross
£2,399/mo collected · £96/mo lost to voids
Where it goes
£1,605Mortgage£802Costs
Outgoings exceed rent — you top up £7/mo
Mortgage£1,605
Costs£802
Management£250
Maintenance£67
Insurance£28
CapEx reserve£125
Voids + council tax£3
Service charge + ground rent£200
Ltd co. accounts£104
Selective licensing£25
Tax—
Shortfall−£7
Returns
Return before costs on price7.58%
Cash return on cash-0.06%
Gross margin£1,597
Cash needed£156,820
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.50
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 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 | £29,940 | £9,619 | £19,256 | £0 | £202 | £863 | £863 |
| Year 2 | £30,838 | £9,908 | £19,256 | £0 | £318 | £1,356 | £2,219 |
| Year 3 | £31,763 | £10,205 | £19,256 | £0 | £437 | £1,865 | £4,084 |
| Year 4 | £32,716 | £10,511 | £19,256 | £0 | £560 | £2,389 | £6,473 |
| Year 5 | £33,698 | £10,826 | £19,256 | £0 | £687 | £2,928 | £9,402 |
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 remaining89 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£1,200/yr
Ground rentDoubling clauses kill mortgageability£1,200/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 28.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,851
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£9,402
Acquisition costs
25% deposit£98,750
Stamp duty£29,500
Refurb£19,120
Legal + survey£2,525
Mortgage + broker£6,925
Cash needed£156,820
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
Spacious 2 bedroom flat in an excellent location, minutes walk from Clapham Junction train station.
This well proportioned 2nd floor flat offering 76sq m of accommodation boasts 2 generously sized double bedrooms, a spacious separate well equipped kitchen, a bright and airy reception, a bathroom and a separate WC.
The property further benefits from gas central heating, double glazed windows and having lots of storage space throughout.
Ingrave Street is conveniently located…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice