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Year 5 disposal
⊞ View all 17
64/ 100
Solid
Real 10.98% return before costs with manageable risks.
Why it works
- 10.98% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (105 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Floor area 322 sqft — small for the type
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£52/mo
Barely breaks even each month
Price
£120K
No local sold comps to compare
Return · IRR
1.5%/yr
Modest annualised return
Cash to get in
£47K
Deposit + fees + refurb
Return before costs on price 10.98%5-yr return on cash 15%Rent est. £1,098 (£1,050–£1,148)
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: £1,050–£1,148/mo · n=123
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£4,552–£8,497 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
+£52
after mortgage, operating costs & tax
Rent in£1,098/mo gross
£1,056/mo collected · £42/mo lost to voids
Where it goes
£488Mortgage£504Costs
£52/mo left as profit · 5% of rent kept
Mortgage£488
Costs£504
Management£110
Maintenance£67
Insurance£20
CapEx reserve£55
Voids + council tax£5
Service charge + ground rent£143
Ltd co. accounts£104
Tax£12
Profit+£52
Returns
Return before costs on price10.98%
Cash return on cash1.33%
Gross margin£552
Cash needed£46,869
Monthly profit payback75y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.17
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 | £13,176 | £6,049 | £5,850 | £0 | £243 | £1,034 | £1,034 |
| Year 2 | £13,571 | £6,230 | £5,850 | £0 | £283 | £1,208 | £2,242 |
| Year 3 | £13,978 | £6,417 | £5,850 | £0 | £325 | £1,386 | £3,628 |
| Year 4 | £14,398 | £6,610 | £5,850 | £0 | £368 | £1,570 | £5,198 |
| Year 5 | £14,830 | £6,808 | £5,850 | £0 | £413 | £1,759 | £6,957 |
Disposal gain (gross)-£4,892
CGT£0
Net Disposal proceeds£129,177
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold105 yr
Tenure & planning105 yr
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 cohortRG21 7AX · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 21.5 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 · 322 sqft
£13k–£26k
£ per sqft
building cost only
£40–£81
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£2,254–£4,186
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£3,542–£6,762
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history238d on marketno cuts yet
Strategy matrix
Rent it out wins — +£52/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 | 10.98% | +£52 | £46,869 | 14.8% | Low | Feasible |
| Housing-benefit rent | 7.78% | -£246 | £46,869 | -21.5% | Med | Feasible |
| Council lease | 0.00% | -£822 | £46,869 | -107.8% | Low | Feasible |
| Refurb & refinance | 10.98% | +£52 | £55,297 | 12.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£334 | £136,497 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £778/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £778
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
+£263/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 10.98% as-is
As-is Rent it out
Monthly profit+£178
Return before costs on price10.98%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costs on price24.00%
Cash needed£57,898
Δ vs Rent it out Monthly profit+£263
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 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£13,176
Section 24 credit£0
Annual tax due£243
Post-tax Monthly profit annual£527
Exit costs
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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£6,957
Rates as of Oct 2024
Acquisition costs
£46,869cash neededPurchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£6,069
Legal + survey£2,000
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£46,869
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary Offered to the market is this one bedroom studio apartment located close to the town centre and train station is offered for sale with no onward chain. The property benefits from having open plan living area with kitchen.
Description This studio apartment is situated in the heart of Basingstoke, the property is located in the town centre and is just minutes walk from the Malls and Festival Place shopping centre, offering a wide variety of shops, leisure and entertain…
Floor plans
Listing metazoopla · Connells - Basingstoke
About this listing
238 days · ZooplaPrice history
5-year price trend
Monthly profit
+£52
Cash needed
£47K
Return after costs
1.33%
IRR
1.53%
Listed 238d ago
Skyline Plaza, Alencon Link, Basingstoke RG21
studio · 1 bed · 1 bath · 322 sqft
£120,000
est £1,098 · 10.98% gross
Leasehold 105yrEPC C
1 / 17
64/100
Solid
Real 10.98% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.98% Return before costs — above-market
Price
£120K
Return before costs
10.98%
est rent £1,098/mo123 comps within 500 mRange £1,050–£1,148/mo (Q1–Q3)
Bedrooms
1
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: £1,050–£1,148/mo · n=123
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£4,552–£8,497 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
+£52
after mortgage, operating costs & tax
Rent in£1,098/mo gross
£1,056/mo collected · £42/mo lost to voids
Where it goes
£488Mortgage£504Costs
£52/mo left as profit · 5% of rent kept
Mortgage£488
Costs£504
Management£110
Maintenance£67
Insurance£20
CapEx reserve£55
Voids + council tax£5
Service charge + ground rent£143
Ltd co. accounts£104
Tax£12
Profit+£52
Returns
Return before costs on price10.98%
Cash return on cash1.33%
Gross margin£552
Cash needed£46,869
Monthly profit payback75y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.17
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £778/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £778
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 | £13,176 | £6,049 | £5,850 | £0 | £243 | £1,034 | £1,034 |
| Year 2 | £13,571 | £6,230 | £5,850 | £0 | £283 | £1,208 | £2,242 |
| Year 3 | £13,978 | £6,417 | £5,850 | £0 | £325 | £1,386 | £3,628 |
| Year 4 | £14,398 | £6,610 | £5,850 | £0 | £368 | £1,570 | £5,198 |
| Year 5 | £14,830 | £6,808 | £5,850 | £0 | £413 | £1,759 | £6,957 |
Rent by the room upside
What we verified
6206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining105 yr
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
Service chargeReduces net yield£1,600/yr
Ground rentDoubling clauses kill mortgageability£125/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,170
Annual rental tax£146
CGT yr 5£0 · company level
5y net total£6,957
Acquisition costs
25% deposit£30,000
Stamp duty£6,000
Refurb£6,069
Legal + survey£2,000
Mortgage + broker£2,800
Cash needed£46,869
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
Summary Offered to the market is this one bedroom studio apartment located close to the town centre and train station is offered for sale with no onward chain. The property benefits from having open plan living area with kitchen.
Description This studio apartment is situated in the heart of Basingstoke, the property is located in the town centre and is just minutes walk from the Malls and Festival Place shopping centre, offering a wide variety of shops, leisure and entertain…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice