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Year 5 disposal
BMV -7%
⊞ View all 10
55/ 100
Caution
8.62% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£206/mo from completion — the no.1 reason to invest
- 8.62% return before costs — above-market
- Priced below market -7% 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
- Tenure not stated — confirm freehold/leasehold and any lease term before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£206/mo
Pays you every month, net of costs
Price vs market
Below market value
-7% vs 12 sold · interior unseen
Return · IRR
1.6%/yr
Modest annualised return
Cash left in
£124K
Stays in after refinancing at value
Price £375KCash to buy £147KReturn before costs on price 8.62%5-yr return on cash 16%Rent est. £2,694 (£2,408–£3,014)
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: £2,408–£3,014/mo · n=73
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 (£12,196–£22,765 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £281,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£206
after mortgage, operating costs & tax
Rent in£2,694/mo gross
£2,590/mo collected · £104/mo lost to voids
Where it goes
£1,523Mortgage£813Costs
£206/mo left as profit · 8% of rent kept
Mortgage£1,523
Costs£813
Management£269
Maintenance£67
Insurance£28
CapEx reserve£135
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£27
Tax£48
Profit+£206
Returns
Return before costs on price8.62%
Cash return on cash1.69%
Gross margin£1,778
Cash needed£146,661
Monthly profit payback59y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.70
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 | £32,328 | £9,751 | £18,281 | £0 | £816 | £3,480 | £3,480 |
| Year 2 | £33,298 | £10,043 | £18,281 | £0 | £945 | £4,028 | £7,508 |
| Year 3 | £34,297 | £10,345 | £18,281 | £0 | £1,077 | £4,594 | £12,102 |
| Year 4 | £35,326 | £10,655 | £18,281 | £0 | £1,214 | £5,176 | £17,278 |
| Year 5 | £36,385 | £10,974 | £18,281 | £0 | £1,355 | £5,775 | £23,053 |
Disposal gain (gross)-£17,606
CGT£0
Net Disposal proceeds£403,680
What we verified
What we verified
22072 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- 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 5DL · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 3.2 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
2-bed · 1-bath · 675 sqft · London ×1.4
£25k–£49k
£ per sqft
building cost only
£37–£72
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£6,750–£12,150
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,450–£17,550
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 — +£238/mo · £10/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 8.62% | +£206 | £146,661 | 15.7% | Low | Feasible |
| Housing-benefit rent | 5.42% | -£653 | £146,661 | -18.8% | Med | Feasible |
| Council lease | 5.42% | -£304 | £146,661 | -9.4% | Low | Feasible |
| Refurb & refinance | 8.62% | +£228 | £171,915 | 14.2% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 12.51% | +£238 | £146,661 | 13.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £427,790 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context289 active short-lets nearby
Short-let market context
- 289 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
£521/night ADR
Based on 57 short-let comps nearby
Rent by the room conversion upside
-£872/mo cash flow vs Rent it out if converted to Rent by the room
7.68% Return before costs on price converted vs 8.62% as-is
As-is Rent it out
Monthly profit+£420
Return before costs on price8.62%
Cash needed£105,648
If converted to Rent by the room
Monthly profit-£452
Return before costs on price7.68%
Cash needed£121,648
Δ vs Rent it out Monthly profit-£872
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
£47,340–£88,755full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£3,375–£6,075
- Replumb£2,700–£5,400
- Windows£7,425–£13,500
- Paint + decor£6,750–£12,150
- Flooring£9,450–£17,550
Comparables
sold within 0.5 miWide · CV 46.7%Med confidence
Loading 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
- OutstandingChesterton Primary SchoolPrimary · Academy converter · SW11 5DT
- Not ratedJohn Burns Primary SchoolPrimary · Community school · SW11 5QR
- Not ratedShaftesbury Park Primary SchoolPrimary · Community school · SW11 5UW
- Not ratedHarris Academy BatterseaSecondary · Academy sponsor led · SW11 5AP
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£32,328
Section 24 credit£0
Annual tax due£816
Post-tax Monthly profit annual£2,237
Exit costs
Projected sale price (5y · 2%/yr growth)£414,030
Capital gain (pre-CGT)£39,030
Sale costs (~2.5%)£10,351
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£23,053
Rates as of Oct 2024
Acquisition costs
£146,661cash neededPurchase price£375,000
Deposit (25%)£93,750
Stamp duty+5% additional-property surcharge£27,500
Refurb£16,261
Legal + survey£2,525
Mortgage fees£6,625
Total cash neededdeposit + costs (loan covers the rest)£146,661
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Welcome to Berry House, a beautifully presented two-bedroom apartment offering approximately 675 square feet of thoughtfully designed living space in the heart of SW11. This inviting home perfectly combines modern style with practical comfort, making it an ideal choice for firsttime buyers, professionals, or investors.
Step inside to discover a bright and airy open-plan living and dining area that flows seamlessly onto a private balcony a perfect spot to enjoy morning coffee…
Floor plans
Listing metazoopla · Michael Morris Estate Agency
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
+£206
Cash needed
£147K
Return after costs
1.69%
IRR
1.57%
Listed 86d ago
Culvert Road, London SW11
flat · 2 bed · 675 sqft
£375,000
est £2,694 · 8.62% gross
EPC C
Priced below market
1 / 10
55/100
Caution
8.62% — verify the rent + comps locally.
Priced below market -7% vs 12 nearby sold (last 12 mo)
Monthly profit +£206/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.62% Return before costs — above-market
Price
£375K
7% below sold comps
Return before costs
8.62%
est rent £2,694/mo73 comps within 1 kmRange £2,408–£3,014/mo (Q1–Q3)
Bedrooms
2
— 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: £2,408–£3,014/mo · n=73
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 (£12,196–£22,765 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £281,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£206
after mortgage, operating costs & tax
Rent in£2,694/mo gross
£2,590/mo collected · £104/mo lost to voids
Where it goes
£1,523Mortgage£813Costs
£206/mo left as profit · 8% of rent kept
Mortgage£1,523
Costs£813
Management£269
Maintenance£67
Insurance£28
CapEx reserve£135
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£27
Tax£48
Profit+£206
Returns
Return before costs on price8.62%
Cash return on cash1.69%
Gross margin£1,778
Cash needed£146,661
Monthly profit payback59y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.70
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context289 active short-lets nearby
Short-let market context
- 289 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 | £32,328 | £9,751 | £18,281 | £0 | £816 | £3,480 | £3,480 |
| Year 2 | £33,298 | £10,043 | £18,281 | £0 | £945 | £4,028 | £7,508 |
| Year 3 | £34,297 | £10,345 | £18,281 | £0 | £1,077 | £4,594 | £12,102 |
| Year 4 | £35,326 | £10,655 | £18,281 | £0 | £1,214 | £5,176 | £17,278 |
| Year 5 | £36,385 | £10,974 | £18,281 | £0 | £1,355 | £5,775 | £23,053 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeUnknown
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 miWide · CV 46.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,656
Annual rental tax£580
CGT yr 5£0 · company level
5y net total£23,053
Acquisition costs
25% deposit£93,750
Stamp duty£27,500
Refurb£16,261
Legal + survey£2,525
Mortgage + broker£6,625
Cash needed£146,661
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
Welcome to Berry House, a beautifully presented two-bedroom apartment offering approximately 675 square feet of thoughtfully designed living space in the heart of SW11. This inviting home perfectly combines modern style with practical comfort, making it an ideal choice for firsttime buyers, professionals, or investors.
Step inside to discover a bright and airy open-plan living and dining area that flows seamlessly onto a private balcony a perfect spot to enjoy morning coffee…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice