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Year 5 disposal
⊞ View all 8
26/ 100
Weak
6.63% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£186/mo — mildly negative — equity build may cover
- -1.5% 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
−£186/mo
You top up £186/mo
Price vs market
Above comparable sales
+19% vs 12 sold
Return · IRR
-1.5%/yr
Loses money over 5 years
Cash to get in
£199K
Deposit + fees + refurb
Price £499KReturn before costs on price 6.63%5-yr return on cash 1%Rent est. £2,756 (£2,167–£3,505)
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: £2,167–£3,505/mo · n=24
Financing
DepositYour cash in — the rest is the mortgage25% · £124,750
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 (£17,630–£32,908 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £374,250 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£186
after mortgage, operating costs & tax
Rent in£2,756/mo gross
£2,650/mo collected · £106/mo lost to voids
Where it goes
£2,027Mortgage£808Costs
Outgoings exceed rent — you top up £186/mo
Mortgage£2,027
Costs£808
Management£276
Maintenance£67
Insurance£40
CapEx reserve£138
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£186
Returns
Return before costs on price6.63%
Cash return on cash-1.12%
Gross margin£1,842
Cash needed£199,166
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.31
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 | £33,072 | £9,702 | £24,326 | £0 | £0 | -£956 | -£956 |
| Year 2 | £34,064 | £9,993 | £24,326 | £0 | £0 | -£255 | -£1,211 |
| Year 3 | £35,086 | £10,293 | £24,326 | £0 | £89 | £378 | -£833 |
| Year 4 | £36,139 | £10,601 | £24,326 | £0 | £230 | £981 | £148 |
| Year 5 | £37,223 | £10,919 | £24,326 | £0 | £376 | £1,601 | £1,749 |
Disposal gain (gross)-£27,768
CGT£0
Net Disposal proceeds£537,163
What we verified
What we verified
33063 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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 cohortTW2 5NX · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 14.2 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
3-bed · 1-bath · 1155 sqft · London ×1.4
£37k–£70k
£ per sqft
building cost only
£32–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£11,550–£20,790
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£16,170–£30,030
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history86d on marketno cuts yet
Strategy matrix
Rent it out wins — -£186/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 | 6.63% | -£186 | £199,166 | 0.9% | Low | Feasible |
| Housing-benefit rent | 4.32% | -£1,079 | £199,166 | -26.3% | Med | Feasible |
| Council lease | 4.32% | -£708 | £199,166 | -18.9% | Low | Feasible |
| Refurb & refinance | 6.63% | -£186 | £233,518 | 0.7% | Med | Feasible |
| Short-stay let / Airbnb | 2.79% | -£1,870 | £199,166 | -55.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£386 | £574,333 | 4% | Med | Feasible |
| Rent by the room | 5.83% | -£2,176 | £229,166 | -51.9% | — | Feasible |
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer South West London · cap £1,795/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South West London
- LHA monthly cap:
- £1,795
- Scheme type:
- leasing
- 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
Local lettings demandby strategyLive area data
Short-stay let25% occupancy
£155/night ADR
Based on 7 short-let comps nearby
Rent by the room conversion upside
-£1,005/mo cash flow vs Rent it out if converted to Rent by the room
5.77% Return before costs on price converted vs 6.63% as-is
Room mix (3 lettable rooms)
3× Double @ £809/mo
≈ £2,426/mo gross room income
As-is Rent it out
Monthly profit+£68
Return before costs on price6.63%
Cash needed£136,648
If converted to Rent by the room
Monthly profit-£937
Return before costs on price5.77%
Cash needed£152,648
Δ vs Rent it out Monthly profit-£1,005
Show conversion detail
Conversion cost estimate
£67,200
Range: £58,800 – £78,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£68,460–£127,635full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£5,775–£10,395
- Replumb£4,620–£9,240
- Windows£12,705–£23,100
- Paint + decor£11,550–£20,790
- Flooring£16,170–£30,030
Based on 546 HMO comps within 1.7 km
Comparables
sold within 0.5 miWide · CV 18.2%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
- GoodTrafalgar Infant SchoolPrimary · Community school · TW2 5EH
- GoodTrafalgar Junior SchoolPrimary · Community school · TW2 5EG
- Not ratedThe Mall SchoolNot applicable · Other independent school · TW2 5NQ
- Not ratedArchdeacon Cambridge's Church of England Primary SchoolPrimary · Voluntary aided school · TW2 5TU
- Not ratedSt James's Catholic Primary SchoolPrimary · Voluntary aided school · TW2 5NP
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£33,072
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,228
Exit costs
Projected sale price (5y · 2%/yr growth)£550,936
Capital gain (pre-CGT)£51,936
Sale costs (~2.5%)£13,773
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£1,749
Rates as of Oct 2024
Acquisition costs
£199,166cash neededPurchase price£499,000
Deposit (25%)£124,750
Stamp duty+5% additional-property surcharge£39,900
Refurb£23,506
Legal + survey£2,525
Mortgage fees£8,485
Total cash neededdeposit + costs (loan covers the rest)£199,166
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Offered with no onward chain is this spacious three bedroom ground floor maisonette that benefits from having a long lease, it's own entrance and both front and back gardens. Perfect as a first time purchase or for someone downsizing.
Wellington Road connects Twickenham to Hampton Hill and just around the corner is Teddington. All three towns offer a vast array of shops, restaurants and pubs. Fulwell train station is on your doorstep providing a direct link to London Waterlo…
Floor plans
Nearby active comparables5 deals
Comparable rentals
TW2 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Dexters - Twickenham
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
−£186
Cash needed
£199K
Return after costs
-1.12%
IRR
-1.52%
Listed 86d ago
Wellington Road, Twickenham TW2
flat · 3 bed · 1 bath
£499,000
est £2,756 · 6.63% gross
EPC D
1 / 8
26/100
Marginal
6.63% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£499K
19% above sold comps
Return before costs
6.63%
est rent £2,756/monot enough comparablesRange £2,167–£3,505/mo (Q1–Q3)
Bedrooms
3
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: £2,167–£3,505/mo · n=24
Financing
DepositYour cash in — the rest is the mortgage25% · £124,750
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 (£17,630–£32,908 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £374,250 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£186
after mortgage, operating costs & tax
Rent in£2,756/mo gross
£2,650/mo collected · £106/mo lost to voids
Where it goes
£2,027Mortgage£808Costs
Outgoings exceed rent — you top up £186/mo
Mortgage£2,027
Costs£808
Management£276
Maintenance£67
Insurance£40
CapEx reserve£138
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£186
Returns
Return before costs on price6.63%
Cash return on cash-1.12%
Gross margin£1,842
Cash needed£199,166
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.31
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer South West London · cap £1,795/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South West London
- LHA monthly cap:
- £1,795
- Scheme type:
- leasing
- 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 | £33,072 | £9,702 | £24,326 | £0 | £0 | -£956 | -£956 |
| Year 2 | £34,064 | £9,993 | £24,326 | £0 | £0 | -£255 | -£1,211 |
| Year 3 | £35,086 | £10,293 | £24,326 | £0 | £89 | £378 | -£833 |
| Year 4 | £36,139 | £10,601 | £24,326 | £0 | £230 | £981 | £148 |
| Year 5 | £37,223 | £10,919 | £24,326 | £0 | £376 | £1,601 | £1,749 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeLeasehold
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 18.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,865
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,749
Acquisition costs
25% deposit£124,750
Stamp duty£39,900
Refurb£23,506
Legal + survey£2,525
Mortgage + broker£8,485
Cash needed£199,166
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
Offered with no onward chain is this spacious three bedroom ground floor maisonette that benefits from having a long lease, it's own entrance and both front and back gardens. Perfect as a first time purchase or for someone downsizing.
Wellington Road connects Twickenham to Hampton Hill and just around the corner is Teddington. All three towns offer a vast array of shops, restaurants and pubs. Fulwell train station is on your doorstep providing a direct link to London Waterlo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice