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Year 5 disposal
BMV -16%
⊞ View all 9
30/ 100
Weak
7.25% return before costs — verify the rent + comps locally.
Why it works
- 7.25% return before costs — above-market
- Priced below market -16% vs 12 nearby sold (last 12 mo) — instant equity
- Long lease (962 yrs) — no short-lease drag
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Floor area 420 sqft — small for the type
- Monthly profit −£177/mo — mildly negative — equity build may cover
- -3.5% 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
−£177/mo
You top up £177/mo
Price vs market
Below market value
-16% vs 12 sold · interior unseen
Return · IRR
-3.5%/yr
Loses money over 5 years
Cash left in
£38K
Stays in after refinancing at value
Price £155KCash to buy £60KReturn before costs on price 7.25%5-yr return on cash -11%Rent est. £936 (£877–£999)
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: £877–£999/mo · n=40
Financing
DepositYour cash in — the rest is the mortgage25% · £38,750
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 (£5,465–£10,200 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £116,250 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
-£177
after mortgage, operating costs & tax
Rent in£936/mo gross
£900/mo collected · £36/mo lost to voids
Where it goes
£630Mortgage£447Costs
Outgoings exceed rent — you top up £177/mo
Mortgage£630
Costs£447
Management£94
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£6
Service charge + ground rent£110
Ltd co. accounts£104
Tax—
Shortfall−£177
Returns
Return before costs on price7.25%
Cash return on cash-3.55%
Gross margin£453
Cash needed£59,711
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 | £11,232 | £5,365 | £7,556 | £0 | £0 | -£1,689 | -£1,689 |
| Year 2 | £11,569 | £5,526 | £7,556 | £0 | £0 | -£1,513 | -£3,202 |
| Year 3 | £11,916 | £5,692 | £7,556 | £0 | £0 | -£1,332 | -£4,534 |
| Year 4 | £12,274 | £5,862 | £7,556 | £0 | £0 | -£1,145 | -£5,679 |
| Year 5 | £12,642 | £6,038 | £7,556 | £0 | £0 | -£953 | -£6,631 |
Disposal gain (gross)-£5,782
CGT£0
Net Disposal proceeds£166,854
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold962 yr
Tenure & planning962 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground 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 cohortGL53 0DD · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
UWE Bristol · 53.5 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
1-bed · 1-bath · 420 sqft
£15k–£30k
£ per sqft
building cost only
£35–£70
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£2,940–£5,460
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£4,620–£8,820
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history83d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£264/mo · £440/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% | -£177 | £59,711 | -11.1% | Low | Feasible |
| Housing-benefit rent | 4.82% | -£473 | £59,711 | -41.4% | Med | Feasible |
| Council lease | 0.00% | -£931 | £59,711 | -95.4% | Low | Feasible |
| Refurb & refinance | 7.25% | -£177 | £70,375 | -9.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 16.82% | +£264 | £59,711 | 31.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£301 | £175,550 | 5% | 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 Cheltenham · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £623
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 let60% occupancy
£118/night ADR
Based on 6 short-let comps nearby
Rent by the room conversion upside
+£379/mo cash flow vs Rent it out if converted to Rent by the room
18.58% Return before costs on price converted vs 7.25% as-is
As-is Rent it out
Monthly profit-£49
Return before costs on price7.25%
Cash needed£50,648
If converted to Rent by the room
Monthly profit+£330
Return before costs on price18.58%
Cash needed£66,648
Δ vs Rent it out Monthly profit+£379
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miWide · CV 33.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- GoodLeckhampton Church of England Primary SchoolPrimary · Voluntary controlled school · GL53 0HP
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£11,232
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,121
Exit costs
Projected sale price (5y · 2%/yr growth)£171,133
Capital gain (pre-CGT)£16,133
Sale costs (~2.5%)£4,278
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-£6,631
Rates as of Oct 2024
Acquisition costs
£59,711cash neededPurchase price£155,000
Deposit (25%)£38,750
Stamp duty+5% additional-property surcharge£8,350
Refurb£7,286
Legal + survey£2,000
Mortgage fees£3,325
Total cash neededdeposit + costs (loan covers the rest)£59,711
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Set in the ever popular Leckhampton area, this attractive one bedroom ground floor apartment offers modern living with convenience right on your doorstep.
Inside the home is a double bedroom with built in storage. Bathroom with shower over bath. Bright lounge and fitted kitchen creating a welcoming living space. Electric heating throughout. Communal residents’ parking directly outside This property combines comfort, practicality, and location. With local shops, cafes, and am…
Floor plans
Nearby active comparables5 deals
Comparable rentals
GL53 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Andrews - Leckhampton
About this listing
83 days · ZooplaPrice history
5-year price trend
Monthly profit
−£177
Cash needed
£60K
Return after costs
-3.55%
IRR
-3.47%
Listed 83d ago
Leckhampton Place, Old Station Drive, Cheltenham, Gloucestershire GL53
flat · 1 bed · 1 bath · 420 sqft
£155,000
est £936 · 7.25% gross
Leasehold 962yrEPC D
Priced below market
1 / 9
30/100
Marginal
7.25% — verify the rent + comps locally.
Priced below market -16% vs 12 nearby sold (last 12 mo)
7.25% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£155K
16% below sold comps
Return before costs
7.25%
est rent £936/monot enough comparablesRange £877–£999/mo (Q1–Q3)
Bedrooms
1
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: £877–£999/mo · n=40
Financing
DepositYour cash in — the rest is the mortgage25% · £38,750
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 (£5,465–£10,200 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £116,250 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
-£177
after mortgage, operating costs & tax
Rent in£936/mo gross
£900/mo collected · £36/mo lost to voids
Where it goes
£630Mortgage£447Costs
Outgoings exceed rent — you top up £177/mo
Mortgage£630
Costs£447
Management£94
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£6
Service charge + ground rent£110
Ltd co. accounts£104
Tax—
Shortfall−£177
Returns
Return before costs on price7.25%
Cash return on cash-3.55%
Gross margin£453
Cash needed£59,711
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) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Cheltenham · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £623
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 | £11,232 | £5,365 | £7,556 | £0 | £0 | -£1,689 | -£1,689 |
| Year 2 | £11,569 | £5,526 | £7,556 | £0 | £0 | -£1,513 | -£3,202 |
| Year 3 | £11,916 | £5,692 | £7,556 | £0 | £0 | -£1,332 | -£4,534 |
| Year 4 | £12,274 | £5,862 | £7,556 | £0 | £0 | -£1,145 | -£5,679 |
| Year 5 | £12,642 | £6,038 | £7,556 | £0 | £0 | -£953 | -£6,631 |
Rent by the room upside
What we verified
4306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining962 yr
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
Service chargeReduces net yield£1,019/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 33.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,511
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,631
Acquisition costs
25% deposit£38,750
Stamp duty£8,350
Refurb£7,286
Legal + survey£2,000
Mortgage + broker£3,325
Cash needed£59,711
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
Set in the ever popular Leckhampton area, this attractive one bedroom ground floor apartment offers modern living with convenience right on your doorstep.
Inside the home is a double bedroom with built in storage. Bathroom with shower over bath. Bright lounge and fitted kitchen creating a welcoming living space. Electric heating throughout. Communal residents’ parking directly outside This property combines comfort, practicality, and location. With local shops, cafes, and am…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice