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Year 5 disposal
BMV -49%
⊞ View all 11
55/ 100
Caution
Real 13.40% return before costs but flagged risks need pricing in.
Why it works
- 13.40% return before costs — above-market
- Priced below market -49% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Leasehold 80yr — verify at solicitor
- Floor area 473 sqft — small for the type
- Monthly profit −£72/mo — mildly negative — equity build may cover
- -2.6% 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
−£72/mo
You top up £72/mo
Price vs market
Below market value
-49% vs 12 sold · interior unseen
Return · IRR
-2.6%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £80KCash to buy £36KReturn before costs on price 13.40%5-yr return on cash -3%Rent est. £893 (£801–£996)
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: £801–£996/mo · n=122
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
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 (£5,959–£11,123 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £60,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£72
after mortgage, operating costs & tax
Rent in£893/mo gross
£859/mo collected · £34/mo lost to voids
Where it goes
£325Mortgage£606Costs
Outgoings exceed rent — you top up £72/mo
Mortgage£325
Costs£606
Management£89
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£7
Service charge + ground rent£274
Ltd co. accounts£104
Tax—
Shortfall−£72
Returns
Return before costs on price13.40%
Cash return on cash-2.39%
Gross margin£253
Cash needed£36,145
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.64
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 | £10,716 | £7,269 | £3,900 | £0 | £0 | -£453 | -£453 |
| Year 2 | £11,037 | £7,487 | £3,900 | £0 | £0 | -£350 | -£803 |
| Year 3 | £11,369 | £7,712 | £3,900 | £0 | £0 | -£244 | -£1,047 |
| Year 4 | £11,710 | £7,943 | £3,900 | £0 | £0 | -£134 | -£1,181 |
| Year 5 | £12,061 | £8,182 | £3,900 | £0 | £0 | -£21 | -£1,202 |
Disposal gain (gross)-£7,827
CGT£0
Net Disposal proceeds£86,118
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leasehold80 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
107 yr
Ground rent
Doubling = lender risk
£300/yr
High ground rent — £300/year
Above the £250 assured-tenancy threshold. Risk of forfeiture proceedings on missed payments. Some lenders cap acceptable ground rent at this level.
Extracted from listing description · verify with solicitor
Tenure & planning80 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 cohortIP4 1FP · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 72.7 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 · 473 sqft
£16k–£31k
£ per sqft
building cost only
£33–£66
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,311–£6,149
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,203–£9,933
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history283d on marketno cuts yet
Strategy matrix
Rent it out wins — -£72/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 | 13.40% | -£72 | £36,145 | -3.3% | Low | Feasible |
| Housing-benefit rent | 8.89% | -£357 | £36,145 | -51.5% | Med | Feasible |
| Council lease | 8.89% | -£227 | £36,145 | -36.6% | Low | Feasible |
| Refurb & refinance | 13.40% | -£72 | £43,323 | -2.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£465 | £97,123 | -2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Ipswich · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Ipswich
- LHA monthly cap:
- £593
- Scheme type:
- nominee
- 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
+£398/mo cash flow vs Rent it out if converted to Rent by the room
36.00% Return before costs on price converted vs 13.40% as-is
As-is Rent it out
Monthly profit+£170
Return before costs on price13.40%
Cash needed£31,898
If converted to Rent by the room
Monthly profit+£567
Return before costs on price36.00%
Cash needed£47,898
Δ vs Rent it out Monthly profit+£398
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 38.1%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
- Not ratedSuffolk New College16 plus · Further education · IP4 1LT
- Not ratedLearning Support, Southern Area Education OfficeNot applicable · Miscellaneous · IP4 1LJ
- Not ratedRedstone Hall SchoolNot applicable · Other independent special school · IP4 1JW
- Not ratedUniversity of SuffolkNot applicable · Higher education institutions · IP4 1QJ
- Not ratedClifford Road Primary School & NurseryPrimary · Community school · IP4 1PJ
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£10,716
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£866
Exit costs
Projected sale price (5y · 2%/yr growth)£88,326
Capital gain (pre-CGT)£8,326
Sale costs (~2.5%)£2,208
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-£1,202
Rates as of Oct 2024
Acquisition costs
£36,145cash neededPurchase price£80,000
Deposit (25%)£20,000
Stamp duty+5% additional-property surcharge£4,000
Refurb£7,945
Legal + survey£2,000
Mortgage fees£2,200
Total cash neededdeposit + costs (loan covers the rest)£36,145
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Guide Price - £80,000 - £90,000 quote AB0697 Offering just over 500 Sq Ft of internal space and occupying a prime corner block position, this is a modern one bedroom lateral apartment situated in The Foundry within The Mill Complex, close to Ipswich Marina. This property represents an ideal first time buy or investment purchase, and comes to market with vacant possession available in the New Year. The layout of the property comprises an entrance hallway which leads directly i…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
IP4 · same beds + typeMedian nearby: £795/mo · 17 of 20 already let-£98 vs our est
- Focus Apartments, Ipswich1b£850/moMay 2026
- Great Colman Street, Ipswich, IP41b£850/moMay 2026
- Westport Place, Ipswich, IP4Let1b£900/moMay 2026
- The Winerack, Key Street, IP4Let1b£975/moMay 2026
- Old Foundry Road, Ipswich, Suffolk, I…1b£750/moMay 2026
- Spring CourtLet1b£555/moMay 2026
- Spring CourtLet1b£550/moMay 2026
- Spring CourtLet1b£585/moMay 2026
- Lower Brook Street, Ipswich, IP4Let1b£945/moMay 2026
- Spring CourtLet1b£535/moMay 2026
- Spring CourtLet1b£505/moMay 2026
- Christchurch Street, IpswichLet1b£895/moMay 2026
- Britannia Road, Ipswich, Suffolk, IP4Let1b£650/moMay 2026
- St. Helens Street, IpswichLet1b£725/moMay 2026
- Carr Street, Ipswich, IP4Let1b£795/moMay 2026
- Christchurch Street, IpswichLet1b£850/moMay 2026
- Spring CourtLet1b£600/moMay 2026
- The Winerack, Key Street, IP4Let1b£975/moMay 2026
- Withipoll Street, Ipswich, Suffolk, I…Let1b£795/moMay 2026
- Rosemary Lane, Ipswich, Suffolk, IP4Let1b£1,275/moMay 2026
Other deals nearby
IP4 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · eXp World UK
About this listing
283 days · ZooplaPrice history
5-year price trend
Monthly profit
−£72
Cash needed
£36K
Return after costs
-2.39%
IRR
-2.58%
Listed 283d ago
College Street, Ipswich IP4
flat · 1 bed · 1 bath · 473 sqft
£80,000
est £893 · 13.40% gross
Chain freeLeasehold 80yr
Priced below market
1 / 10
55/100
Caution
Real 13.40% — fundamentals work.
Priced below market -49% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
13.40% Return before costs — above-market
Lease 80 yrs — extend before exit
Chain free
Price
£80K
49% below sold comps
Return before costs
13.40%
est rent £893/mo122 comps within 500 mRange £801–£996/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
—
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: £801–£996/mo · n=122
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
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 (£5,959–£11,123 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £60,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£72
after mortgage, operating costs & tax
Rent in£893/mo gross
£859/mo collected · £34/mo lost to voids
Where it goes
£325Mortgage£606Costs
Outgoings exceed rent — you top up £72/mo
Mortgage£325
Costs£606
Management£89
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£7
Service charge + ground rent£274
Ltd co. accounts£104
Tax—
Shortfall−£72
Returns
Return before costs on price13.40%
Cash return on cash-2.39%
Gross margin£253
Cash needed£36,145
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.64
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Ipswich · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Ipswich
- LHA monthly cap:
- £593
- Scheme type:
- nominee
- 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 | £10,716 | £7,269 | £3,900 | £0 | £0 | -£453 | -£453 |
| Year 2 | £11,037 | £7,487 | £3,900 | £0 | £0 | -£350 | -£803 |
| Year 3 | £11,369 | £7,712 | £3,900 | £0 | £0 | -£244 | -£1,047 |
| Year 4 | £11,710 | £7,943 | £3,900 | £0 | £0 | -£134 | -£1,181 |
| Year 5 | £12,061 | £8,182 | £3,900 | £0 | £0 | -£21 | -£1,202 |
Rent by the room upside
What we verified
4307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining80 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£2,988/yr
Ground rentDoubling clauses kill mortgageability£300/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 38.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£780
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,202
Acquisition costs
25% deposit£20,000
Stamp duty£4,000
Refurb£7,945
Legal + survey£2,000
Mortgage + broker£2,200
Cash needed£36,145
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
Guide Price - £80,000 - £90,000 quote AB0697 Offering just over 500 Sq Ft of internal space and occupying a prime corner block position, this is a modern one bedroom lateral apartment situated in The Foundry within The Mill Complex, close to Ipswich Marina. This property represents an ideal first time buy or investment purchase, and comes to market with vacant possession available in the New Year. The layout of the property comprises an entrance hallway which leads directly i…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice