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Year 5 disposal
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55/ 100
Caution
Real 10.68% return before costs but flagged risks need pricing in.
Why it works
- Monthly profit +£437/mo from completion — the no.1 reason to invest
- 10.68% 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
- Service charge unknown — could swing £100-300/mo
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£437/mo
Pays you every month, net of costs
Price
£300K
No local sold comps to compare
Return · IRR
4.7%/yr
Modest annualised return
Cash to get in
£118K
Deposit + fees + refurb
Return before costs on price 10.68%5-yr return on cash 31%Rent est. £2,669 (£2,404–£2,963)
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: £2,404–£2,963/mo · n=71
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£11,138–£20,791 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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
+£437
after mortgage, operating costs & tax
Rent in£2,669/mo gross
£2,566/mo collected · £103/mo lost to voids
Where it goes
£1,219Mortgage£808Costs£437Your profit
£437/mo left as profit · 17% of rent kept
Mortgage£1,219
Costs£808
Management£267
Maintenance£67
Insurance£28
CapEx reserve£133
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£27
Tax£103
Profit+£437
Returns
Return before costs on price10.68%
Cash return on cash4.45%
Gross margin£1,758
Cash needed£117,876
Monthly profit payback22y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.11
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 | £32,028 | £9,696 | £14,625 | £0 | £1,464 | £6,243 | £6,243 |
| Year 2 | £32,989 | £9,987 | £14,625 | £0 | £1,592 | £6,785 | £13,028 |
| Year 3 | £33,979 | £10,287 | £14,625 | £0 | £1,723 | £7,344 | £20,371 |
| Year 4 | £34,998 | £10,595 | £14,625 | £0 | £1,858 | £7,920 | £28,291 |
| Year 5 | £36,048 | £10,913 | £14,625 | £0 | £1,997 | £8,513 | £36,804 |
Disposal gain (gross)-£14,432
CGT£0
Net Disposal proceeds£322,944
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leaseholdleasehold
Tenure & planningleasehold
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 cohortSW11 2HE · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 3.8 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 · 602 sqft · London ×1.4
£23k–£45k
£ per sqft
building cost only
£39–£75
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£6,020–£10,836
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,428–£15,652
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 — +£459/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 | 10.68% | +£437 | £117,876 | 31.2% | Low | Feasible |
| Housing-benefit rent | 6.78% | -£346 | £117,876 | -7.8% | Med | Feasible |
| Council lease | 6.78% | +£0 | £117,876 | 3.1% | Low | Feasible |
| ⭐ Refurb & refinance | 10.68% | +£459 | £138,816 | 27.5% | Med | Feasible |
| Short-stay let / Airbnb | 8.90% | -£372 | £117,876 | -16.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £343,316 | 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
-£800/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 10.68% as-is
As-is Rent it out
Monthly profit+£641
Return before costs on price10.68%
Cash needed£86,898
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,898
Δ vs Rent it out Monthly profit-£800
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
£44,128–£82,842full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£3,010–£5,418
- Replumb£2,408–£4,816
- Windows£6,622–£12,040
- Paint + decor£6,020–£10,836
- Flooring£8,428–£15,652
Comparables
sold within 0.5 miLoading 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£32,028
Section 24 credit£0
Annual tax due£1,464
Post-tax Monthly profit annual£5,011
Exit costs
Projected sale price (5y · 2%/yr growth)£331,224
Capital gain (pre-CGT)£31,224
Sale costs (~2.5%)£8,281
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£36,804
Rates as of Oct 2024
Acquisition costs
£117,876cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£14,851
Legal + survey£2,525
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£117,876
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Set within Sendall Court on the popular Winstanley Estate, this bright two-bedroom flat offers approx. 56.3 sq m of well-planned living space with the added bonus of a private balcony. The living room measures 3.90m by 3.58m and provides a comfortable spot to relax, with direct access out to the balcony, bringing in plenty of natural light. Just off the living space, the kitchen is neatly arranged and positioned to keep day-to-day living practical and uncluttered.
Both bedro…
Floor plans
Listing metazoopla · Purplebricks
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
+£437
Cash needed
£118K
Return after costs
4.45%
IRR
4.72%
Listed 86d ago
Winstanley Estate, London SW11
flat · 2 bed · 1 bath · 602 sqft
£300,000
est £2,669 · 10.68% gross
EPC C
1 / 19
55/100
Caution
Real 10.68% — fundamentals work.
Monthly profit +£437/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.68% Return before costs — above-market
Price
£300K
Return before costs
10.68%
est rent £2,669/mo71 comps within 500 mRange £2,404–£2,963/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: £2,404–£2,963/mo · n=71
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£11,138–£20,791 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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
+£437
after mortgage, operating costs & tax
Rent in£2,669/mo gross
£2,566/mo collected · £103/mo lost to voids
Where it goes
£1,219Mortgage£808Costs£437Your profit
£437/mo left as profit · 17% of rent kept
Mortgage£1,219
Costs£808
Management£267
Maintenance£67
Insurance£28
CapEx reserve£133
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£27
Tax£103
Profit+£437
Returns
Return before costs on price10.68%
Cash return on cash4.45%
Gross margin£1,758
Cash needed£117,876
Monthly profit payback22y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.11
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 | £32,028 | £9,696 | £14,625 | £0 | £1,464 | £6,243 | £6,243 |
| Year 2 | £32,989 | £9,987 | £14,625 | £0 | £1,592 | £6,785 | £13,028 |
| Year 3 | £33,979 | £10,287 | £14,625 | £0 | £1,723 | £7,344 | £20,371 |
| Year 4 | £34,998 | £10,595 | £14,625 | £0 | £1,858 | £7,920 | £28,291 |
| Year 5 | £36,048 | £10,913 | £14,625 | £0 | £1,997 | £8,513 | £36,804 |
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 typeleasehold
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,925
Annual rental tax£1,230
CGT yr 5£0 · company level
5y net total£36,804
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£14,851
Legal + survey£2,525
Mortgage + broker£5,500
Cash needed£117,876
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 within Sendall Court on the popular Winstanley Estate, this bright two-bedroom flat offers approx. 56.3 sq m of well-planned living space with the added bonus of a private balcony. The living room measures 3.90m by 3.58m and provides a comfortable spot to relax, with direct access out to the balcony, bringing in plenty of natural light. Just off the living space, the kitchen is neatly arranged and positioned to keep day-to-day living practical and uncluttered.
Both bedro…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice