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Year 5 disposal
⊞ View all 10
18/ 100
Weak
6.79% return before costs — verify the rent + comps locally.
Why it works
- Long lease (162 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£342/mo — significantly negative — real recurring drain
- -2.7% 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
−£342/mo
You top up £342/mo
Price vs market
Above comparable sales
+20% vs 12 sold
Return · IRR
-2.7%/yr
Loses money over 5 years
Cash to get in
£201K
Deposit + fees + refurb
Price £520KReturn before costs on price 6.79%5-yr return on cash -3%Rent est. £2,944 (£2,670–£3,246)
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: £2,670–£3,246/mo · n=106
Financing
DepositYour cash in — the rest is the mortgage25% · £130,000
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 (£12,558–£23,442 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £390,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£342
after mortgage, operating costs & tax
Rent in£2,944/mo gross
£2,831/mo collected · £113/mo lost to voids
Where it goes
£2,113Mortgage£1,060Costs
Outgoings exceed rent — you top up £342/mo
Mortgage£2,113
Costs£1,060
Management£294
Maintenance£67
Insurance£40
CapEx reserve£147
Voids + council tax£5
Service charge + ground rent£373
Ltd co. accounts£104
Selective licensing£29
Tax—
Shortfall−£342
Returns
Return before costs on price6.79%
Cash return on cash-2.04%
Gross margin£1,771
Cash needed£200,894
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
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 | £35,328 | £12,719 | £25,350 | £0 | £0 | -£2,741 | -£2,741 |
| Year 2 | £36,388 | £13,101 | £25,350 | £0 | £0 | -£2,063 | -£4,804 |
| Year 3 | £37,479 | £13,494 | £25,350 | £0 | £0 | -£1,364 | -£6,168 |
| Year 4 | £38,604 | £13,899 | £25,350 | £0 | £0 | -£645 | -£6,813 |
| Year 5 | £39,762 | £14,316 | £25,350 | £0 | £18 | £78 | -£6,735 |
Disposal gain (gross)-£22,325
CGT£0
Net Disposal proceeds£559,769
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold162 yr
Tenure & planning162 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 cohortSW11 3YW · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 3.5 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 · 945 sqft · London ×1.4
£32k–£60k
£ per sqft
building cost only
£33–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£9,450–£17,010
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,230–£24,570
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 — -£171/mo · £142/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 | 6.79% | -£342 | £200,894 | -3.4% | Low | Feasible |
| Housing-benefit rent | 3.91% | -£1,448 | £200,894 | -37.9% | Med | Feasible |
| Council lease | 3.91% | -£1,103 | £200,894 | -31.1% | Low | Feasible |
| Refurb & refinance | 6.79% | -£313 | £233,592 | -2.1% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 10.50% | -£171 | £200,894 | -1.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£584 | £588,792 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context295 active short-lets nearby
Short-let market context
- 295 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 let23% occupancy
£660/night ADR
Based on 40 short-let comps nearby
Rent by the room conversion upside
-£1,144/mo cash flow vs Rent it out if converted to Rent by the room
5.54% Return before costs on price converted vs 6.79% as-is
As-is Rent it out
Monthly profit+£126
Return before costs on price6.79%
Cash needed£141,898
If converted to Rent by the room
Monthly profit-£1,019
Return before costs on price5.54%
Cash needed£157,898
Δ vs Rent it out Monthly profit-£1,144
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
£59,220–£110,625full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£4,725–£8,505
- Replumb£3,780–£7,560
- Windows£10,395–£18,900
- Paint + decor£9,450–£17,010
- Flooring£13,230–£24,570
Comparables
sold within 0.5 miWide · CV 37.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- Not ratedL'Ecole de BatterseaNot applicable · Other independent school · SW11 3DS
- Not ratedThomas's BatterseaNot applicable · Other independent school · SW11 3JB
- Not ratedSomerset Nursery School and Children's CentreNursery · Local authority nursery school · SW11 3ND
- Not ratedWestbridge AcademyPrimary · Academy sponsor led · SW11 3NE
- Not ratedSaint John Bosco CollegeSecondary · Voluntary aided school · SW11 3DQ
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£35,328
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,100
Exit costs
Projected sale price (5y · 2%/yr growth)£574,122
Capital gain (pre-CGT)£54,122
Sale costs (~2.5%)£14,353
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-£6,735
Rates as of Oct 2024
Acquisition costs
£200,894cash neededPurchase price£520,000
Deposit (25%)£130,000
Stamp duty+5% additional-property surcharge£42,000
Refurb£16,744
Legal + survey£3,350
Mortgage fees£8,800
Total cash neededdeposit + costs (loan covers the rest)£200,894
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary Lovely two bed purpose built flat in a gated development, sold chain free with underground parking.
Description Set within the sought-after Prices Court development, this beautifully presented two-bedroom purpose-built apartment offering modern riverside living in the heart of SW11. Positioned moments from the River Thames, the property combines contemporary design with practical convenience, making it an ideal home for professionals, couples, or investors alike. Exc…
Floor plans
Nearby active comparables5 deals
Comparable rentals
SW11 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Barnard Marcus - Battersea
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
−£342
Cash needed
£201K
Return after costs
-2.04%
IRR
-2.68%
Listed 86d ago
Cotton Row, London SW11
flat · 2 bed · 1 bath
£520,000
est £2,944 · 6.79% gross
Chain freeLeasehold 162yrEPC C
1 / 10
18/100
Marginal
6.79% — verify the rent + comps locally.
Chain free
Price
£520K
20% above sold comps
Return before costs
6.79%
est rent £2,944/monot enough comparablesRange £2,670–£3,246/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: £2,670–£3,246/mo · n=106
Financing
DepositYour cash in — the rest is the mortgage25% · £130,000
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 (£12,558–£23,442 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £390,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£342
after mortgage, operating costs & tax
Rent in£2,944/mo gross
£2,831/mo collected · £113/mo lost to voids
Where it goes
£2,113Mortgage£1,060Costs
Outgoings exceed rent — you top up £342/mo
Mortgage£2,113
Costs£1,060
Management£294
Maintenance£67
Insurance£40
CapEx reserve£147
Voids + council tax£5
Service charge + ground rent£373
Ltd co. accounts£104
Selective licensing£29
Tax—
Shortfall−£342
Returns
Return before costs on price6.79%
Cash return on cash-2.04%
Gross margin£1,771
Cash needed£200,894
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context295 active short-lets nearby
Short-let market context
- 295 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 | £35,328 | £12,719 | £25,350 | £0 | £0 | -£2,741 | -£2,741 |
| Year 2 | £36,388 | £13,101 | £25,350 | £0 | £0 | -£2,063 | -£4,804 |
| Year 3 | £37,479 | £13,494 | £25,350 | £0 | £0 | -£1,364 | -£6,168 |
| Year 4 | £38,604 | £13,899 | £25,350 | £0 | £0 | -£645 | -£6,813 |
| Year 5 | £39,762 | £14,316 | £25,350 | £0 | £18 | £78 | -£6,735 |
Rent by the room upside
What we verified
4306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining162 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£4,180/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 37.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,070
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,735
Acquisition costs
25% deposit£130,000
Stamp duty£42,000
Refurb£16,744
Legal + survey£3,350
Mortgage + broker£8,800
Cash needed£200,894
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 Lovely two bed purpose built flat in a gated development, sold chain free with underground parking.
Description Set within the sought-after Prices Court development, this beautifully presented two-bedroom purpose-built apartment offering modern riverside living in the heart of SW11. Positioned moments from the River Thames, the property combines contemporary design with practical convenience, making it an ideal home for professionals, couples, or investors alike. Exc…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice