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Year 5 disposal
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30/ 100
Weak
7.01% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.01% return before costs — above-market
- Long lease (960 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£63/mo — mildly negative — equity build may cover
- -0.1% 5y IRR — capital outlay disproportionate to returns
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£63/mo
You top up £63/mo
Price
£275K
No local sold comps to compare
Return · IRR
-0.1%/yr
Loses money over 5 years
Cash to get in
£149K
Deposit + fees + refurb
Return before costs on price 7.01%5-yr return on cash 2%Rent est. £1,606 (£1,486–£1,736)
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: £1,486–£1,736/mo · n=69
Financing
DepositYour cash in — the rest is the mortgage25% · £68,750
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 (£41,340–£77,168 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £206,250 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
-£63
after mortgage, operating costs & tax
Rent in£1,606/mo gross
£1,544/mo collected · £62/mo lost to voids
Where it goes
£1,117Mortgage£490Costs
Outgoings exceed rent — you top up £63/mo
Mortgage£1,117
Costs£490
Management£161
Maintenance£67
Insurance£28
CapEx reserve£80
Voids + council tax£7
Service charge + ground rent£43
Ltd co. accounts£104
Tax—
Shortfall−£63
Returns
Return before costs on price7.01%
Cash return on cash-0.50%
Gross margin£1,055
Cash needed£149,020
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.38
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 | £19,272 | £5,875 | £13,406 | £0 | £0 | -£9 | -£9 |
| Year 2 | £19,850 | £6,051 | £13,406 | £0 | £75 | £318 | £309 |
| Year 3 | £20,446 | £6,233 | £13,406 | £0 | £153 | £654 | £963 |
| Year 4 | £21,059 | £6,420 | £13,406 | £0 | £234 | £999 | £1,962 |
| Year 5 | £21,691 | £6,612 | £13,406 | £0 | £318 | £1,354 | £3,316 |
Disposal gain (gross)-£54,113
CGT£0
Net Disposal proceeds£296,032
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold960 yr
Tenure & planning960 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 cohortGU22 7DW · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 30.5 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
2-bed · 1-bath · 813 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,691–£10,569
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,943–£17,073
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£63/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 | 7.01% | -£63 | £149,020 | 2.2% | Low | Feasible |
| Housing-benefit rent | 5.33% | -£452 | £149,020 | -12.5% | Med | Feasible |
| Council lease | 5.33% | -£198 | £149,020 | -5.7% | Low | Feasible |
| Refurb & refinance | 7.01% | -£63 | £184,818 | 1.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£242 | £372,193 | -10% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Guildford · cap £1,222/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £1,222
- Scheme type:
- leasing
- 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
Rent by the room conversion upside
-£83/mo cash flow vs Rent it out if converted to Rent by the room
10.47% Return before costs on price converted vs 7.01% as-is
As-is Rent it out
Monthly profit+£21
Return before costs on price7.01%
Cash needed£80,648
If converted to Rent by the room
Monthly profit-£62
Return before costs on price10.47%
Cash needed£96,648
Δ vs Rent it out Monthly profit-£83
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£52,422–£93,963full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,065–£6,504
- Replumb£3,252–£5,691
- Windows£8,943–£15,447
- Paint + decor£8,130–£13,821
- Flooring£11,382–£20,325
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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingSt Dunstan's Catholic Primary School, WokingPrimary · Voluntary aided school · GU22 7AX
- Not ratedCompass Community School HampshireNot applicable · Other independent special school · GU22 7BT
- Not ratedThe Park SchoolNot applicable · Academy special sponsor led · GU22 7AT
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£19,272
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£750
Exit costs
Projected sale price (5y · 2%/yr growth)£303,622
Capital gain (pre-CGT)£28,622
Sale costs (~2.5%)£7,591
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£3,316
Rates as of Oct 2024
Acquisition costs
£149,020cash neededPurchase price£275,000
Deposit (25%)£68,750
Stamp duty+5% additional-property surcharge£17,500
Refurb£55,120
Legal + survey£2,525
Mortgage fees£5,125
Total cash neededdeposit + costs (loan covers the rest)£149,020
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A beautifully presented split-level, two double bedroom maisonette located within Dorchester Court, ideally positioned close to Woking town centre and the mainline station, offering excellent commuter links to London Waterloo.
The property has been fully renovated to a high standard and is presented in immaculate condition throughout, providing flexible and well-designed accommodation. The layout includes a spacious open-plan fitted kitchen and living/dining area, a contempo…
Floor plans
Nearby active comparables4 rentals
Comparable rentals
GU22 · same beds + typeMedian nearby: £1,818/mo · 4 of 4 already let+£212 vs our est
- Chapel Street, Woking, GU21Let2b£1,500/moDec 2025
- Woking, Surrey, GU22Let2b£1,950/moMay 2026
- York Road, Woking, GU22Let2b£1,950/moMay 2026
- Moorholme, Woking, GU22Let2b£1,685/moMay 2026
Other deals nearby
GU22 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Seymours - Woking
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£63
Cash needed
£149K
Return after costs
-0.50%
IRR
-0.10%
Oriental Road, Woking, Surrey GU22
flat · 2 bed · 1 bath · 813 sqft
£275,000
est £1,606 · 7.01% gross
Leasehold 960yrEPC C
1 / 7
30/100
Marginal
7.01% — verify the rent + comps locally.
7.01% Return before costs — above-market
Price
£275K
Return before costs
7.01%
est rent £1,606/monot enough comparablesRange £1,486–£1,736/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: £1,486–£1,736/mo · n=69
Financing
DepositYour cash in — the rest is the mortgage25% · £68,750
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 (£41,340–£77,168 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £206,250 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
-£63
after mortgage, operating costs & tax
Rent in£1,606/mo gross
£1,544/mo collected · £62/mo lost to voids
Where it goes
£1,117Mortgage£490Costs
Outgoings exceed rent — you top up £63/mo
Mortgage£1,117
Costs£490
Management£161
Maintenance£67
Insurance£28
CapEx reserve£80
Voids + council tax£7
Service charge + ground rent£43
Ltd co. accounts£104
Tax—
Shortfall−£63
Returns
Return before costs on price7.01%
Cash return on cash-0.50%
Gross margin£1,055
Cash needed£149,020
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.38
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Guildford · cap £1,222/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £1,222
- Scheme type:
- leasing
- 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 | £19,272 | £5,875 | £13,406 | £0 | £0 | -£9 | -£9 |
| Year 2 | £19,850 | £6,051 | £13,406 | £0 | £75 | £318 | £309 |
| Year 3 | £20,446 | £6,233 | £13,406 | £0 | £153 | £654 | £963 |
| Year 4 | £21,059 | £6,420 | £13,406 | £0 | £234 | £999 | £1,962 |
| Year 5 | £21,691 | £6,612 | £13,406 | £0 | £318 | £1,354 | £3,316 |
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 remaining960 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£439/yr
Ground rentDoubling clauses kill mortgageability£75/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£2,681
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£3,316
Acquisition costs
25% deposit£68,750
Stamp duty£17,500
Refurb£55,120
Legal + survey£2,525
Mortgage + broker£5,125
Cash needed£149,020
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
A beautifully presented split-level, two double bedroom maisonette located within Dorchester Court, ideally positioned close to Woking town centre and the mainline station, offering excellent commuter links to London Waterloo.
The property has been fully renovated to a high standard and is presented in immaculate condition throughout, providing flexible and well-designed accommodation. The layout includes a spacious open-plan fitted kitchen and living/dining area, a contempo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice