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Year 5 disposal
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39/ 100
Weak
7.88% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.88% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Leasehold 82yr — verify at solicitor
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£126/mo — mildly negative — equity build may cover
- -1.7% 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
−£126/mo
You top up £126/mo
Price vs market
Above comparable sales
+25% vs 12 sold
Return · IRR
-1.7%/yr
Loses money over 5 years
Cash to get in
£78K
Deposit + fees + refurb
Price £200KReturn before costs on price 7.88%5-yr return on cash -2%Rent est. £1,314 (£1,195–£1,445)
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: £1,195–£1,445/mo · n=45
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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
-£126
after mortgage, operating costs & tax
Rent in£1,314/mo gross
£1,263/mo collected · £51/mo lost to voids
Where it goes
£813Mortgage£577Costs
Outgoings exceed rent — you top up £126/mo
Mortgage£813
Costs£577
Management£131
Maintenance£67
Insurance£28
CapEx reserve£66
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£126
Returns
Return before costs on price7.88%
Cash return on cash-1.94%
Gross margin£686
Cash needed£78,264
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.56
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 | £15,768 | £6,928 | £9,750 | £0 | £0 | -£910 | -£910 |
| Year 2 | £16,241 | £7,136 | £9,750 | £0 | £0 | -£645 | -£1,555 |
| Year 3 | £16,728 | £7,350 | £9,750 | £0 | £0 | -£372 | -£1,927 |
| Year 4 | £17,230 | £7,571 | £9,750 | £0 | £0 | -£91 | -£2,018 |
| Year 5 | £17,747 | £7,798 | £9,750 | £0 | £38 | £161 | -£1,856 |
Disposal gain (gross)-£8,968
CGT£0
Net Disposal proceeds£215,296
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leasehold82 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
82 yr
Lease shortening — 82 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 & 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 cohortRG22 6PS · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 23.3 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£126/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 | 7.88% | -£126 | £78,264 | -2.4% | Low | Feasible |
| Housing-benefit rent | 5.68% | -£486 | £78,264 | -29.8% | Med | Feasible |
| Council lease | 0.00% | -£1,187 | £78,264 | -92.7% | Low | Feasible |
| Refurb & refinance | 7.88% | -£126 | £92,570 | -2.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £228,570 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £947
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
+£121/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 7.88% as-is
As-is Rent it out
Monthly profit+£67
Return before costs on price7.88%
Cash needed£61,898
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,898
Δ vs Rent it out Monthly profit+£121
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£58,230–£103,995full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
Comparables
sold within 0.5 miWide · CV 21.1%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
- GoodPark View Primary SchoolPrimary · Community school · RG22 6RT
- GoodSt Anne's Catholic Primary SchoolPrimary · Academy sponsor led · RG22 6RE
- Requires improvementThe Blue Coat School BasingstokeSecondary · Academy sponsor led · RG22 6HA
- Not ratedLimington House SchoolNot applicable · Community special school · RG22 6PS
- Not ratedBishop Challoner Catholic Secondary SchoolSecondary · Voluntary aided school · RG22 6SR
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£15,768
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,517
Exit costs
Projected sale price (5y · 2%/yr growth)£220,816
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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-£1,856
Rates as of Oct 2024
Acquisition costs
£78,264cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£10,764
Legal + survey£2,000
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£78,264
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
EweMove - Two-bedroom first-floor maisonette situated in the ever-popular residential area of South Ham. With a large private garden, brick-built sheds, and a light, spacious interior, this well-presented home offers fantastic value for first-time buyers, small families, or downsizers alike.
Inside, the property features a welcoming living area with plenty of natural light, a fitted kitchen with ample workspace and storage, and two generous bedrooms offering flexibility for…
Floor plans
Listing metazoopla · EweMove Sales & Lettings - Basingstoke
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£126
Cash needed
£78K
Return after costs
-1.94%
IRR
-1.68%
St. Andrews Road, Basingstoke, Hampshire RG22
flat · 2 bed · 1 bath
£200,000
est £1,314 · 7.88% gross
Leasehold 82yrEPC C
1 / 17
39/100
Marginal
7.88% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.88% Return before costs — above-market
Lease 82 yrs — extend before exit
Price
£200K
25% above sold comps
Return before costs
7.88%
est rent £1,314/monot enough comparablesRange £1,195–£1,445/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: £1,195–£1,445/mo · n=45
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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
-£126
after mortgage, operating costs & tax
Rent in£1,314/mo gross
£1,263/mo collected · £51/mo lost to voids
Where it goes
£813Mortgage£577Costs
Outgoings exceed rent — you top up £126/mo
Mortgage£813
Costs£577
Management£131
Maintenance£67
Insurance£28
CapEx reserve£66
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£126
Returns
Return before costs on price7.88%
Cash return on cash-1.94%
Gross margin£686
Cash needed£78,264
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.56
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £947
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 | £15,768 | £6,928 | £9,750 | £0 | £0 | -£910 | -£910 |
| Year 2 | £16,241 | £7,136 | £9,750 | £0 | £0 | -£645 | -£1,555 |
| Year 3 | £16,728 | £7,350 | £9,750 | £0 | £0 | -£372 | -£1,927 |
| Year 4 | £17,230 | £7,571 | £9,750 | £0 | £0 | -£91 | -£2,018 |
| Year 5 | £17,747 | £7,798 | £9,750 | £0 | £38 | £161 | -£1,856 |
Rent by the room upside
What we verified
3306
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
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 21.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,856
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£4,000
Cash needed£78,264
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
EweMove - Two-bedroom first-floor maisonette situated in the ever-popular residential area of South Ham. With a large private garden, brick-built sheds, and a light, spacious interior, this well-presented home offers fantastic value for first-time buyers, small families, or downsizers alike.
Inside, the property features a welcoming living area with plenty of natural light, a fitted kitchen with ample workspace and storage, and two generous bedrooms offering flexibility for…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice