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Year 5 disposal
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0/ 100
Weak
6.61% Housing-benefit rent return before costs — market rent unverified, verify 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 −£1,599/mo — heavily negative — needs monthly capital injection
- -17.2% 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
−£2K/mo
You top up £2K/mo
Price
£300K
No local sold comps to compare
Return · IRR
-17.2%/yr
Loses money over 5 years
Cash to get in
£120K
Deposit + fees + refurb
Return before costs on price · Housing-benefit rent 6.61%5-yr return on cash -81%
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 (£)
LHA known but no BRMA rent comps — cannot estimate market rent
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 (£12,906–£24,091 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,599
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£1,219Mortgage£381Costs
Outgoings exceed rent — you top up £1,599/mo
Mortgage£1,219
Costs£381
Maintenance£67
Insurance£28
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£1,599
Returns
Return before costs on price0.00%
Cash return on cash-15.96%
Gross margin-£381
Cash needed£120,233
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £4,568 | £14,625 | £0 | £0 | -£19,193 | -£19,193 |
| Year 2 | £0 | £4,705 | £14,625 | £0 | £0 | -£19,330 | -£38,523 |
| Year 3 | £0 | £4,846 | £14,625 | £0 | £0 | -£19,471 | -£57,994 |
| Year 4 | £0 | £4,992 | £14,625 | £0 | £0 | -£19,617 | -£77,611 |
| Year 5 | £0 | £5,141 | £14,625 | £0 | £0 | -£19,766 | -£97,377 |
Disposal gain (gross)-£16,789
CGT£0
Net Disposal proceeds£322,944
What we verified
What we verified
24052 ok · 4 caution · 0 fail · 5 unknown
Legal & planning
Leaseholdleasehold
Tenure & planningleasehold
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
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 4AH · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 2.4 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 · 724 sqft · London ×1.4
£26k–£51k
£ per sqft
building cost only
£36–£70
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£7,240–£13,032
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,136–£18,824
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
Short-stay let / Airbnb wins — +£240/mo · £240/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£1,599 | £120,233 | -81.0% | Low | Feasible |
| Housing-benefit rent | 6.78% | -£346 | £120,233 | -7.7% | Med | Feasible |
| Council lease | 6.78% | +£0 | £120,233 | 3.1% | Low | Feasible |
| Refurb & refinance | 0.00% | -£1,599 | £142,116 | -68.5% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 13.44% | +£240 | £120,233 | 16.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £346,616 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context271 active short-lets nearby
Short-let market context
- 271 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
£448/night ADR
Based on 20 short-let comps nearby
Rent by the room conversion upside
+£1,216/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£1,375
Return before costs on price0.00%
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+£1,216
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
£49,496–£92,724full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£3,620–£6,516
- Replumb£2,896–£5,792
- Windows£7,964–£14,480
- Paint + decor£7,240–£13,032
- Flooring£10,136–£18,824
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
Tax treatment
Annual gross rent£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£19,193
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-£97,377
Rates as of Oct 2024
Acquisition costs
£120,233cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£17,208
Legal + survey£2,525
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£120,233
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
An unmodernised two bedroom purpose built apartment with private balcony positioned within a well maintained block on the popular Ethelburga Estate located only moments away from Battersea Park and not far from Chelsea's Kings Road.
The accommodation comprises two generously sized double bedrooms, a bathroom with separate WC, a well proportioned kitchen, and a bright, spacious reception room with ample dining space opening onto a private balcony. Additional benefits include…
Floor plans
Listing metazoopla · Kinleigh Folkard & Hayward - Battersea Park
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
−£1,599
Cash needed
£120K
Return after costs
-15.96%
IRR
-17.15%
Listed 86d ago
Henty Close, Battersea, London SW11
2 bed · 1 bath · 724 sqft
£300,000
EPC D
1 / 15
0/100
Marginal
6.61% Housing-benefit rent strategy — market rent unverified, verify locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£300K
Return before costs (best)
6.61%
Housing-benefit rent
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 (£)
LHA known but no BRMA rent comps — cannot estimate market rent
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 (£12,906–£24,091 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,599
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£1,219Mortgage£381Costs
Outgoings exceed rent — you top up £1,599/mo
Mortgage£1,219
Costs£381
Maintenance£67
Insurance£28
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£1,599
Returns
Return before costs on price0.00%
Cash return on cash-15.96%
Gross margin-£381
Cash needed£120,233
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context271 active short-lets nearby
Short-let market context
- 271 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 | £0 | £4,568 | £14,625 | £0 | £0 | -£19,193 | -£19,193 |
| Year 2 | £0 | £4,705 | £14,625 | £0 | £0 | -£19,330 | -£38,523 |
| Year 3 | £0 | £4,846 | £14,625 | £0 | £0 | -£19,471 | -£57,994 |
| Year 4 | £0 | £4,992 | £14,625 | £0 | £0 | -£19,617 | -£77,611 |
| Year 5 | £0 | £5,141 | £14,625 | £0 | £0 | -£19,766 | -£97,377 |
Rent by the room upside
What we verified
2406
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▾
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,925
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£97,377
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£17,208
Legal + survey£2,525
Mortgage + broker£5,500
Cash needed£120,233
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
An unmodernised two bedroom purpose built apartment with private balcony positioned within a well maintained block on the popular Ethelburga Estate located only moments away from Battersea Park and not far from Chelsea's Kings Road.
The accommodation comprises two generously sized double bedrooms, a bathroom with separate WC, a well proportioned kitchen, and a bright, spacious reception room with ample dining space opening onto a private balcony. Additional benefits include…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice