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Year 5 disposal
BMV -4%
⊞ View all 24
52/ 100
Caution
10.99% Guaranteed council rent return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.37% return before costs — above-market
- Priced below market -4% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Leasehold 80yr — verify at solicitor
- Monthly profit −£150/mo — mildly negative — equity build may cover
- -3.1% 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
−£150/mo
You top up £150/mo
Price vs market
Below market value
-4% vs 12 sold · interior unseen
Return · IRR
-3.1%/yr
Loses money over 5 years
Cash left in
£51K
Stays in after refinancing at value
Price £130KCash to buy £54KReturn before costs on price · Guaranteed council rent 10.99%5-yr return on cash -10%Rent est. £907 (£854–£963)
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: £854–£963/mo · n=86
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£7,739–£14,445 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£150
after mortgage, operating costs & tax
Rent in£907/mo gross
£872/mo collected · £35/mo lost to voids
Where it goes
£528Mortgage£494Costs
Outgoings exceed rent — you top up £150/mo
Mortgage£528
Costs£494
Management£91
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£5
Service charge + ground rent£162
Ltd co. accounts£104
Tax—
Shortfall−£150
Returns
Return before costs on price8.37%
Cash return on cash-3.32%
Gross margin£378
Cash needed£54,268
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.65
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 | £10,884 | £5,929 | £6,338 | £0 | £0 | -£1,383 | -£1,383 |
| Year 2 | £11,211 | £6,107 | £6,338 | £0 | £0 | -£1,234 | -£2,617 |
| Year 3 | £11,547 | £6,290 | £6,338 | £0 | £0 | -£1,081 | -£3,697 |
| Year 4 | £11,893 | £6,479 | £6,338 | £0 | £0 | -£923 | -£4,621 |
| Year 5 | £12,250 | £6,673 | £6,338 | £0 | £0 | -£761 | -£5,381 |
Disposal gain (gross)-£8,876
CGT£0
Net Disposal proceeds£139,942
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leasehold80 yr
Tenure & planning80 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 constraintsCADW 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
Wales uses a separate schools register — GIAS (the source we use for England) doesn't cover it.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortNP19 0LP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Cardiff University · 17.5 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 · 581 sqft
£18k–£35k
£ per sqft
building cost only
£30–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,067–£7,553
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,391–£12,201
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history172d on marketno cuts yet
Strategy matrix
Council lease wins — -£20/mo · £130/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 8.37% | -£150 | £54,268 | -9.9% | Low | Feasible |
| Housing-benefit rent | 5.52% | -£441 | £54,268 | -42.7% | Med | Feasible |
| ⭐ Council lease | 8.37% | -£20 | £54,268 | 1.0% | Low | Feasible |
| Refurb & refinance | 8.37% | -£150 | £64,895 | -8.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£353 | £152,945 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Newport · cap £598/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Newport
- LHA monthly cap:
- £598
- Scheme type:
- leasing
- Premium:
- +900% 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
+£388/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 8.37% as-is
As-is Rent it out
Monthly profit+£21
Return before costs on price8.37%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costs on price22.15%
Cash needed£60,398
Δ vs Rent it out Monthly profit+£388
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
£46,200
Range: £39,900 – £54,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£36,497–£67,927full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£2,324–£4,067
- Replumb£1,743–£3,486
- Windows£5,810–£10,458
- Paint + decor£4,648–£8,134
- Flooring£6,972–£12,782
Comparables
sold within 0.5 miWide · CV 14.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score30 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedBridge Achievement CentreNot applicable · Welsh establishment · NP19 0RB
- Not ratedMaindee C.P. SchoolNot applicable · Welsh establishment · NP19 0AP
- Not ratedSt Andrew's Primary SchoolNot applicable · Welsh establishment · NP19 0GS
- Not ratedSt Patrick's R.C. Primary SchoolNot applicable · Welsh establishment · NP19 0HR
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£10,884
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,801
Exit costs
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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-£5,381
Rates as of Oct 2024
Acquisition costs
£54,268cash neededPurchase price£130,000
Deposit (25%)£32,500
Stamp duty+4% higher-rate surcharge£6,500
Refurb£10,318
Legal + survey£2,000
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£54,268
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary A bright two-bed apartment on Argosy Way with sunny open-plan living, panoramic River Usk views, two flexible bedrooms, a family bathroom, and allocated plus visitor parking, close to shops, schools and transport. Description Set within the ever-popular Argosy Way in Newport, this modern two-bedroom apartment offers bright, versatile living in a highly desirable riverside setting. The home features two well-proportioned bedrooms that can be adapted to suit a range of…
Floor plans
Nearby active comparables16 rentals
Comparable rentals
NP19 · same beds + typeMedian nearby: £875/mo · 7 of 16 already let-£32 vs our est
- Chepstow Road, Newport, NP19Let2b£900/moMay 2026
- Ward Close, Newport, NP19Let2b£800/moMay 2026
- Sickert Close, Newport, NP192b£800/moMay 2026
- Hubert Road, St Julians2b£850/moMay 2026
- Fairoak Avenue, Newport2b£875/moMay 2026
- Argosy Way, Newport,2b£925/moMay 2026
- Rivendell Court, Corporation Road, Ne…2b£900/moMay 2026
- Lindbergh Close, NewportLet2b£850/moMay 2026
- Phillip Court, Newport,2b£875/moMay 2026
- Ward CloseLet2b£800/moMay 2026
- Clarence Place, NEWPORTLet2b£950/moMay 2026
- Caerleon Road, Newport,2b£800/moMay 2026
- Durham Road, NewportLet2b£800/moMay 2026
- Argosy Way, Newport2b£900/moMay 2026
- Millennium Walk, NewportLet2b£1,000/moMay 2026
- Llanvair Mews, Llanvair Road, Newport…2b£995/moJun 2025
Other deals nearby
NP19 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Pinkmove
About this listing
172 days · ZooplaPrice history
5-year price trend
Monthly profit
−£150
Cash needed
£54K
Return after costs
-3.32%
IRR
-3.11%
Listed 172d ago
Argosy Way, Newport NP19
flat · 2 bed · 1 bath · 581 sqft
£130,000
est £907 · 8.37% gross
Leasehold 80yrEPC C
Priced below market
1 / 23
52/100
Caution
10.99% Council strategy — market rent unverified, verify locally.
Priced below market -4% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.37% Return before costs — above-market
Lease 80 yrs — extend before exit
Price
£130K
4% below sold comps
Return before costs (best)
10.99%
Council
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: £854–£963/mo · n=86
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£7,739–£14,445 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£150
after mortgage, operating costs & tax
Rent in£907/mo gross
£872/mo collected · £35/mo lost to voids
Where it goes
£528Mortgage£494Costs
Outgoings exceed rent — you top up £150/mo
Mortgage£528
Costs£494
Management£91
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£5
Service charge + ground rent£162
Ltd co. accounts£104
Tax—
Shortfall−£150
Returns
Return before costs on price8.37%
Cash return on cash-3.32%
Gross margin£378
Cash needed£54,268
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.65
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Newport · cap £598/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Newport
- LHA monthly cap:
- £598
- Scheme type:
- leasing
- Premium:
- +900% 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 | £10,884 | £5,929 | £6,338 | £0 | £0 | -£1,383 | -£1,383 |
| Year 2 | £11,211 | £6,107 | £6,338 | £0 | £0 | -£1,234 | -£2,617 |
| Year 3 | £11,547 | £6,290 | £6,338 | £0 | £0 | -£1,081 | -£3,697 |
| Year 4 | £11,893 | £6,479 | £6,338 | £0 | £0 | -£923 | -£4,621 |
| Year 5 | £12,250 | £6,673 | £6,338 | £0 | £0 | -£761 | -£5,381 |
Rent by the room upside
What we verified
5306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining80 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£1,820/yr
Ground rentDoubling clauses kill mortgageability£120/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 miWide · CV 14.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,268
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,381
Acquisition costs
25% deposit£32,500
Stamp duty£6,500
Refurb£10,318
Legal + survey£2,000
Mortgage + broker£2,950
Cash needed£54,268
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 A bright two-bed apartment on Argosy Way with sunny open-plan living, panoramic River Usk views, two flexible bedrooms, a family bathroom, and allocated plus visitor parking, close to shops, schools and transport. Description Set within the ever-popular Argosy Way in Newport, this modern two-bedroom apartment offers bright, versatile living in a highly desirable riverside setting. The home features two well-proportioned bedrooms that can be adapted to suit a range of…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice