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Year 5 disposal
BMV -11%
⊞ View all 9
14/ 100
Weak
5.62% return before costs — verify the rent + comps locally.
Why it works
- Priced below market -11% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£260/mo — significantly negative — real recurring drain
- -3.1% 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
−£260/mo
You top up £260/mo
Price vs market
Below market value
-11% vs 12 sold · interior unseen
Return · IRR
-3.1%/yr
Loses money over 5 years
Cash left in
£77K
Stays in after refinancing at value
Price £275KCash to buy £103KReturn before costs on price 5.62%5-yr return on cash -9%Rent est. £1,289 (£1,235–£1,345)
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: £1,235–£1,345/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £68,750
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 (£6,872–£12,827 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £206,250 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£260
after mortgage, operating costs & tax
Rent in£1,289/mo gross
£1,239/mo collected · £50/mo lost to voids
Where it goes
£1,117Mortgage£382Costs
Outgoings exceed rent — you top up £260/mo
Mortgage£1,117
Costs£382
Management£129
Maintenance£50
Insurance£28
CapEx reserve£64
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£260
Returns
Return before costs on price5.62%
Cash return on cash-3.03%
Gross margin£858
Cash needed£102,687
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.11
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 | £15,468 | £4,583 | £13,406 | £0 | £0 | -£2,521 | -£2,521 |
| Year 2 | £15,932 | £4,720 | £13,406 | £0 | £0 | -£2,194 | -£4,715 |
| Year 3 | £16,410 | £4,862 | £13,406 | £0 | £0 | -£1,858 | -£6,573 |
| Year 4 | £16,902 | £5,008 | £13,406 | £0 | £0 | -£1,512 | -£8,085 |
| Year 5 | £17,409 | £5,158 | £13,406 | £0 | £0 | -£1,155 | -£9,240 |
Disposal gain (gross)-£7,780
CGT£0
Net Disposal proceeds£296,032
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 cohortSO32 1DL · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Southampton · 12.4 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 · 571 sqft
£17k–£35k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,997–£7,423
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,281–£11,991
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
Rent it out wins — -£260/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 | 5.62% | -£260 | £102,687 | -9.0% | Low | Feasible |
| Housing-benefit rent | 4.57% | -£524 | £102,687 | -23.5% | Med | Feasible |
| Council lease | 4.57% | -£305 | £102,687 | -14.9% | Low | Feasible |
| Refurb & refinance | 5.62% | -£260 | £120,102 | -7.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £307,477 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Winchester · cap £1,047/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Winchester
- LHA monthly cap:
- £1,047
- Scheme type:
- other
- 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
+£170/mo cash flow vs Rent it out if converted to Rent by the room
10.47% Return before costs on price converted vs 5.62% as-is
As-is Rent it out
Monthly profit-£231
Return before costs on price5.62%
Cash needed£80,648
If converted to Rent by the room
Monthly profit-£62
Return before costs on price10.47%
Cash needed£96,648
Δ vs Rent it out Monthly profit+£170
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£34,325–£64,845full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,284–£3,997
- Replumb£1,713–£3,426
- Windows£5,710–£10,278
- Paint + decor£3,997–£7,423
- Flooring£6,281–£11,991
Comparables
sold within 0.5 miWide · CV 31.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingBishops Waltham Infant SchoolPrimary · Community school · SO32 1EP
- Not ratedBishop's Waltham Junior SchoolPrimary · Community school · SO32 1EP
- Not ratedUpham Church of England Aided Primary SchoolPrimary · Voluntary aided school · SO32 1JD
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£15,468
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,116
Exit costs
Projected sale price (5y · 2%/yr growth)£303,622
Capital gain (pre-CGT)£28,622
Sale costs (~2.5%)£7,591
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-£9,240
Rates as of Oct 2024
Acquisition costs
£102,687cash neededPurchase price£275,000
Deposit (25%)£68,750
Stamp duty+5% additional-property surcharge£17,500
Refurb£9,162
Legal + survey£2,150
Mortgage fees£5,125
Total cash neededdeposit + costs (loan covers the rest)£102,687
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A fantastic two bedroom terraced character cottage, situated within stone’s throw of the centre of Bishops Waltham high street and countryside walks.
The smartly presented accommodation includes the open-plan sitting and dining room which provides a stunning social hub - perfect for family gatherings or relaxed evenings in. The room features a cast iron fireplace with an open fire, which is encompassed by exposed brick. The country style kitchen offers plenty of cupboards an…
Floor plans
Listing metazoopla · Charters - Bishops Waltham
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
−£260
Cash needed
£103K
Return after costs
-3.03%
IRR
-3.06%
Listed 86d ago
Albert Road, Bishops Waltham, Southampton, Hampshire SO32
terraced · 2 bed · 1 bath · 571 sqft
£275,000
est £1,289 · 5.62% gross
EPC D
Priced below market
1 / 9
14/100
Marginal
5.62% — verify the rent + comps locally.
Priced below market -11% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£275K
11% below sold comps
Return before costs
5.62%
est rent £1,289/monot enough comparablesRange £1,235–£1,345/mo (Q1–Q3)
Bedrooms
2
1 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: £1,235–£1,345/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £68,750
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 (£6,872–£12,827 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £206,250 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£260
after mortgage, operating costs & tax
Rent in£1,289/mo gross
£1,239/mo collected · £50/mo lost to voids
Where it goes
£1,117Mortgage£382Costs
Outgoings exceed rent — you top up £260/mo
Mortgage£1,117
Costs£382
Management£129
Maintenance£50
Insurance£28
CapEx reserve£64
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£260
Returns
Return before costs on price5.62%
Cash return on cash-3.03%
Gross margin£858
Cash needed£102,687
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.11
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Winchester · cap £1,047/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Winchester
- LHA monthly cap:
- £1,047
- Scheme type:
- other
- 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 | £15,468 | £4,583 | £13,406 | £0 | £0 | -£2,521 | -£2,521 |
| Year 2 | £15,932 | £4,720 | £13,406 | £0 | £0 | -£2,194 | -£4,715 |
| Year 3 | £16,410 | £4,862 | £13,406 | £0 | £0 | -£1,858 | -£6,573 |
| Year 4 | £16,902 | £5,008 | £13,406 | £0 | £0 | -£1,512 | -£8,085 |
| Year 5 | £17,409 | £5,158 | £13,406 | £0 | £0 | -£1,155 | -£9,240 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
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 31.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,681
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£9,240
Acquisition costs
25% deposit£68,750
Stamp duty£17,500
Refurb£9,162
Legal + survey£2,150
Mortgage + broker£5,125
Cash needed£102,687
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 fantastic two bedroom terraced character cottage, situated within stone’s throw of the centre of Bishops Waltham high street and countryside walks.
The smartly presented accommodation includes the open-plan sitting and dining room which provides a stunning social hub - perfect for family gatherings or relaxed evenings in. The room features a cast iron fireplace with an open fire, which is encompassed by exposed brick. The country style kitchen offers plenty of cupboards an…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice