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Year 5 disposal
BMV -46%
⊞ View all 20
0/ 100
Weak
5.50% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -46% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC G — MEES (Minimum Energy Efficiency Standards) blocker by 2030 · ~£15,000–£30,000 upgrade cost
- Monthly profit −£247/mo — significantly negative — real recurring drain
- -4.4% 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
−£247/mo
You top up £247/mo
Price vs market
Below market value
-46% vs 12 sold · interior unseen
Return · IRR
-4.4%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £199KCash to buy £68KReturn before costs on price 5.50%5-yr return on cash -15%Rent est. £912 (£855–£973)
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: £855–£973/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £49,750
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £149,250 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£247
after mortgage, operating costs & tax
Rent in£912/mo gross
£877/mo collected · £35/mo lost to voids
Where it goes
£808Mortgage£316Costs
Outgoings exceed rent — you top up £247/mo
Mortgage£808
Costs£316
Management£91
Maintenance£50
Insurance£20
CapEx reserve£46
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£247
Returns
Return before costs on price5.50%
Cash return on cash-4.35%
Gross margin£561
Cash needed£68,215
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.08
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 | £10,944 | £3,790 | £9,701 | £0 | £0 | -£2,547 | -£2,547 |
| Year 2 | £11,272 | £3,904 | £9,701 | £0 | £0 | -£2,333 | -£4,880 |
| Year 3 | £11,610 | £4,021 | £9,701 | £0 | £0 | -£2,112 | -£6,992 |
| Year 4 | £11,959 | £4,142 | £9,701 | £0 | £0 | -£1,884 | -£8,876 |
| Year 5 | £12,318 | £4,266 | £9,701 | £0 | £0 | -£1,649 | -£10,525 |
Disposal gain (gross)£739
CGT£140
Net Disposal proceeds£214,079
What we verified
What we verified
50165 ok · 0 caution · 1 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Uncertain34% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 31% (49 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 50 m vs 35% policy
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
Building condition
Energy ratingG · ~£15k–£30k fix
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand G
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£15k–£30k
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
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 profileFamily let
Tenant profilelikely cohortMK10 7NZ · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Leeds Beckett · 12.3 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1862 sqft
£44k–£85k
£ per sqft
building cost only
£24–£46
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£13,034–£24,206
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£20,482–£39,102
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history146d on marketno cuts yet
Strategy matrix
Council lease wins — -£207/mo · £40/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 | 5.50% | -£247 | £68,215 | -15.4% | Low | Feasible |
| Housing-benefit rent | 5.50% | -£306 | £68,215 | -17.6% | Med | Feasible |
| ⭐ Council lease | 5.50% | -£207 | £68,215 | -15.0% | Low | Feasible |
| Refurb & refinance | 5.50% | -£247 | £78,705 | -13.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £214,020 | 10% | Med | Feasible |
| Rent by the room | 11.34% | -£945 | £102,215 | -46.9% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Milton Keynes · cap £1,491/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Milton Keynes
- LHA monthly cap:
- £1,491
- Scheme type:
- other
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£431/mo cash flow vs Rent it out if converted to Rent by the room
14.47% Return before costs on price converted vs 5.50% as-is
Room mix (4 lettable rooms)
2× Double @ £495/mo1× Single @ £398/mo1× En-suite @ £492/mo
≈ £1,880/mo gross room income
As-is Rent it out
Monthly profit-£240
Return before costs on price5.50%
Cash needed£61,648
If converted to Rent by the room
Monthly profit+£191
Return before costs on price14.47%
Cash needed£77,648
Δ vs Rent it out Monthly profit+£431
Show conversion detail
Conversion cost estimate
£34,000
Range: £28,000 – £42,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 34% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 31% (49 decisions)
≈0.0% within 50 m vs 35% policy
£63,903–£119,400full refurb + room split
⚠️ Capped at 60% of £199,000 asking (£119,400). Raw model: £85,210–£159,210. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,480–£12,959
- 2 × bathroom£8,549–£15,674
- Rewire£5,586–£9,775
- Replumb£4,189–£8,378
- Windows£13,964–£25,135
- Paint + decor£9,775–£18,153
- Flooring£15,361–£29,325
Based on 1078 HMO comps within 1.4 km
Comparables
sold within 0.5 miWide · CV 42.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (Milton Keynes)
≈0.0% within 50 m vs 35% policy
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- OutstandingBrooklands Farm Primary SchoolPrimary · Academy converter · MK10 7EU
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£10,944
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,968
Exit costs
Projected sale price (5y · 2%/yr growth)£219,712
Capital gain (pre-CGT)£20,712
Sale costs (~2.5%)£5,493
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-£10,525
Rates as of Oct 2024
Acquisition costs
£68,215cash neededPurchase price£199,000
Deposit (25%)£49,750
Stamp duty+5% additional-property surcharge£11,430
Refurb£1,350
Legal + survey£1,700
Mortgage fees£3,985
Total cash neededdeposit + costs (loan covers the rest)£68,215
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Lyme Close, Brooklands, Milton Keynes Situated in a particularly quiet and tucked-away position at the end of a popular Brooklands development, this beautifully presented and deceptively spacious family home offers flexible, well-proportioned accommodation arranged over three floors. The property is in spotless, move-in ready condition throughout, making it an ideal purchase for families or professionals alike. On the ground floor, the home comprises a welcoming entrance hall…
Floor plans
Listing metazoopla · Purplebricks
About this listing
146 days · ZooplaPrice history
5-year price trend
Monthly profit
−£247
Cash needed
£68K
Return after costs
-4.35%
IRR
-4.36%
Listed 146d ago
St. Margarets Place, Bradford BD7
terraced · 4 bed · 2 bath · 1,862 sqft
£199,000
est £912 · 5.50% gross
EPC G
Priced below market
1 / 19
0/100
Marginal
5.50% — verify the rent + comps locally.
Priced below market -46% vs 12 nearby sold (last 12 mo)
Energy rating G — Min. energy standard blocker by 2030 (~£15,000–£30,000 upgrade)
Price
£199K
46% below sold comps
Return before costs
5.50%
est rent £912/monot enough comparablesRange £855–£973/mo (Q1–Q3)
Bedrooms
4
2 bath
Energy rating
G
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£15,000–£30,000 upgrade
~£15,000–£30,000 upgrade
Deal flags1 issue
EPC G — MEES blocker
Cannot be let on a new tenancy without upgrade to E (current) / C (2030)
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: £855–£973/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £49,750
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £149,250 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£247
after mortgage, operating costs & tax
Rent in£912/mo gross
£877/mo collected · £35/mo lost to voids
Where it goes
£808Mortgage£316Costs
Outgoings exceed rent — you top up £247/mo
Mortgage£808
Costs£316
Management£91
Maintenance£50
Insurance£20
CapEx reserve£46
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£247
Returns
Return before costs on price5.50%
Cash return on cash-4.35%
Gross margin£561
Cash needed£68,215
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.08
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Milton Keynes · cap £1,491/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Milton Keynes
- LHA monthly cap:
- £1,491
- Scheme type:
- other
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £10,944 | £3,790 | £9,701 | £0 | £0 | -£2,547 | -£2,547 |
| Year 2 | £11,272 | £3,904 | £9,701 | £0 | £0 | -£2,333 | -£4,880 |
| Year 3 | £11,610 | £4,021 | £9,701 | £0 | £0 | -£2,112 | -£6,992 |
| Year 4 | £11,959 | £4,142 | £9,701 | £0 | £0 | -£1,884 | -£8,876 |
| Year 5 | £12,318 | £4,266 | £9,701 | £0 | £0 | -£1,649 | -£10,525 |
Rent by the room upside
What we verified
5016
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£15,000–£30,000 to upgrade to CG
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 42.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,940
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,525
Acquisition costs
25% deposit£49,750
Stamp duty£11,430
Refurb£1,350
Legal + survey£1,700
Mortgage + broker£3,985
Cash needed£68,215
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
Lyme Close, Brooklands, Milton Keynes Situated in a particularly quiet and tucked-away position at the end of a popular Brooklands development, this beautifully presented and deceptively spacious family home offers flexible, well-proportioned accommodation arranged over three floors. The property is in spotless, move-in ready condition throughout, making it an ideal purchase for families or professionals alike. On the ground floor, the home comprises a welcoming entrance hall…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice