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Year 5 disposal
BMV -10%
⊞ View all 7
55/ 100
Caution
Real 9.03% return before costs but flagged risks need pricing in.
Why it works
- 9.03% return before costs — above-market
- Priced below market -10% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (106 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£92/mo — mildly negative — equity build may cover
- -2.2% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£92/mo
You top up £92/mo
Price vs market
Below market value
-10% vs 12 sold · interior unseen
Return · IRR
-2.2%/yr
Loses money over 5 years
Cash left in
£39K
Stays in after refinancing at value
Price £115KCash to buy £48KReturn before costs on price 9.03%5-yr return on cash -4%Rent est. £865 (£822–£910)
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: £822–£910/mo · n=83
Financing
DepositYour cash in — the rest is the mortgage25% · £28,750
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 (£6,564–£12,253 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £86,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£92
after mortgage, operating costs & tax
Rent in£865/mo gross
£832/mo collected · £33/mo lost to voids
Where it goes
£467Mortgage£456Costs
Outgoings exceed rent — you top up £92/mo
Mortgage£467
Costs£456
Management£87
Maintenance£67
Insurance£20
CapEx reserve£43
Voids + council tax£5
Service charge + ground rent£130
Ltd co. accounts£104
Tax—
Shortfall−£92
Returns
Return before costs on price9.03%
Cash return on cash-2.29%
Gross margin£375
Cash needed£47,977
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.78
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 | £10,380 | £5,475 | £5,606 | £0 | £0 | -£701 | -£701 |
| Year 2 | £10,691 | £5,639 | £5,606 | £0 | £0 | -£554 | -£1,255 |
| Year 3 | £11,012 | £5,808 | £5,606 | £0 | £0 | -£403 | -£1,658 |
| Year 4 | £11,343 | £5,983 | £5,606 | £0 | £0 | -£246 | -£1,904 |
| Year 5 | £11,683 | £6,162 | £5,606 | £0 | £0 | -£86 | -£1,990 |
Disposal gain (gross)-£7,707
CGT£0
Net Disposal proceeds£123,795
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold106 yr
Tenure & planning106 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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 cohortDE21 4TQ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Nottingham · 18.5 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 · 538 sqft
£17k–£34k
£ per sqft
building cost only
£31–£62
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,766–£6,994
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,918–£11,298
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history152d on marketno cuts yet
Strategy matrix
Council lease wins — +£27/mo · £119/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 | 9.03% | -£92 | £47,977 | -4.1% | Low | Feasible |
| Housing-benefit rent | 6.19% | -£352 | £47,977 | -37.1% | Med | Feasible |
| ⭐ Council lease | 9.03% | +£27 | £47,977 | 6.5% | Low | Feasible |
| Refurb & refinance | 9.03% | -£92 | £57,228 | -3.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£321 | £135,003 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +800% 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
+£416/mo cash flow vs Rent it out if converted to Rent by the room
25.04% Return before costs on price converted vs 9.03% as-is
As-is Rent it out
Monthly profit+£40
Return before costs on price9.03%
Cash needed£40,648
If converted to Rent by the room
Monthly profit+£456
Return before costs on price25.04%
Cash needed£56,648
Δ vs Rent it out Monthly profit+£416
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£33,170–£62,700full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,152–£3,766
- Replumb£1,614–£3,228
- Windows£5,380–£9,684
- Paint + decor£3,766–£6,994
- Flooring£5,918–£11,298
Comparables
sold within 0.5 miWide · CV 24.6%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
- GoodBreadsall Hill Top Primary SchoolPrimary · Academy sponsor led · DE21 4ET
- GoodCavendish Close Junior AcademyPrimary · Academy sponsor led · DE21 4RJ
- GoodRoe Farm Primary SchoolPrimary · Community school · DE21 4HG
- Not ratedSt Andrew's AcademyNot applicable · Academy special converter · DE21 4EW
- Not ratedCavendish Close Infant SchoolPrimary · Community school · DE21 4LY
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£10,380
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,100
Exit costs
Projected sale price (5y · 2%/yr growth)£126,969
Capital gain (pre-CGT)£11,969
Sale costs (~2.5%)£3,174
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-£1,990
Rates as of Oct 2024
Acquisition costs
£47,977cash neededPurchase price£115,000
Deposit (25%)£28,750
Stamp duty+5% additional-property surcharge£5,750
Refurb£8,752
Legal + survey£2,000
Mortgage fees£2,725
Total cash neededdeposit + costs (loan covers the rest)£47,977
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary Located in the sought-after Magnus Court in Derby, this well-maintained two-bedroom flat offers a perfect blend of comfort and convenience.
Description Located in the sought-after Magnus Court in Derby, this well-maintained two-bedroom flat offers a perfect blend of comfort and convenience. The flat opens into a welcoming hallway with a handy storage cupboard, ideal for keeping things tidy. To the right, you'll find a generous living room with ample space for both lo…
Floor plans
Nearby active comparables3 rentals · 5 deals
Comparable rentals
DE21 · same beds + typeMedian nearby: £800/mo · 2 of 3 already let-£65 vs our est
- Beaufort Gardens, DERBY2b£800/moMay 2026
- Beaufort Gardens, Derby, DE21Let2b£795/moMay 2026
- Pintle Place, Spondon DE21Let2b£850/moApr 2026
Listing metazoopla · Bagshaws Residential - Derby
About this listing
152 days · ZooplaPrice history
5-year price trend
Monthly profit
−£92
Cash needed
£48K
Return after costs
-2.29%
IRR
-2.16%
Listed 152d ago
Magnus Court, Derby DE21
flat · 2 bed · 1 bath · 538 sqft
£115,000
est £865 · 9.03% gross
Leasehold 106yrEPC B
Priced below market
1 / 7
55/100
Caution
Real 9.03% — fundamentals work.
Priced below market -10% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.03% Return before costs — above-market
Price
£115K
10% below sold comps
Return before costs
9.03%
est rent £865/mo83 comps within 1.5 kmRange £822–£910/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
B
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: £822–£910/mo · n=83
Financing
DepositYour cash in — the rest is the mortgage25% · £28,750
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 (£6,564–£12,253 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £86,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£92
after mortgage, operating costs & tax
Rent in£865/mo gross
£832/mo collected · £33/mo lost to voids
Where it goes
£467Mortgage£456Costs
Outgoings exceed rent — you top up £92/mo
Mortgage£467
Costs£456
Management£87
Maintenance£67
Insurance£20
CapEx reserve£43
Voids + council tax£5
Service charge + ground rent£130
Ltd co. accounts£104
Tax—
Shortfall−£92
Returns
Return before costs on price9.03%
Cash return on cash-2.29%
Gross margin£375
Cash needed£47,977
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.78
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +800% 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 | £10,380 | £5,475 | £5,606 | £0 | £0 | -£701 | -£701 |
| Year 2 | £10,691 | £5,639 | £5,606 | £0 | £0 | -£554 | -£1,255 |
| Year 3 | £11,012 | £5,808 | £5,606 | £0 | £0 | -£403 | -£1,658 |
| Year 4 | £11,343 | £5,983 | £5,606 | £0 | £0 | -£246 | -£1,904 |
| Year 5 | £11,683 | £6,162 | £5,606 | £0 | £0 | -£86 | -£1,990 |
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 remaining106 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£1,400/yr
Ground rentDoubling clauses kill mortgageability£150/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 24.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,121
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,990
Acquisition costs
25% deposit£28,750
Stamp duty£5,750
Refurb£8,752
Legal + survey£2,000
Mortgage + broker£2,725
Cash needed£47,977
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 Located in the sought-after Magnus Court in Derby, this well-maintained two-bedroom flat offers a perfect blend of comfort and convenience.
Description Located in the sought-after Magnus Court in Derby, this well-maintained two-bedroom flat offers a perfect blend of comfort and convenience. The flat opens into a welcoming hallway with a handy storage cupboard, ideal for keeping things tidy. To the right, you'll find a generous living room with ample space for both lo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice