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Year 5 disposal
BMV -14%
⊞ View all 15
0/ 100
Weak
8.77% return before costs — verify the rent + comps locally.
Why it works
- 8.77% return before costs — above-market
- Priced below market -14% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC G — MEES (Minimum Energy Efficiency Standards) blocker by 2030 · ~£15,000–£30,000 upgrade cost
- Leasehold 80yr — verify at solicitor
- Service charge unknown — could swing £100-300/mo
- Floor area 473 sqft — small for the type
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£76/mo
You top up £76/mo
Price vs market
Below market value
-14% vs 12 sold · interior unseen
Return · IRR
-1.3%/yr
Loses money over 5 years
Cash left in
£40K
Stays in after refinancing at value
Price £150KCash to buy £59KReturn before costs on price 8.77%5-yr return on cash -0%Rent est. £1,096 (£1,046–£1,148)
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: £1,046–£1,148/mo · n=118
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£5,959–£11,123 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£76
after mortgage, operating costs & tax
Rent in£1,096/mo gross
£1,054/mo collected · £42/mo lost to voids
Where it goes
£609Mortgage£520Costs
Outgoings exceed rent — you top up £76/mo
Mortgage£609
Costs£520
Management£110
Maintenance£67
Insurance£20
CapEx reserve£55
Voids + council tax£5
Service charge + ground rent£160
Ltd co. accounts£104
Tax—
Shortfall−£76
Returns
Return before costs on price8.77%
Cash return on cash-1.55%
Gross margin£533
Cash needed£58,695
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.73
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 | £13,152 | £6,245 | £7,313 | £0 | £0 | -£406 | -£406 |
| Year 2 | £13,547 | £6,433 | £7,313 | £0 | £0 | -£199 | -£604 |
| Year 3 | £13,953 | £6,626 | £7,313 | £0 | £3 | £12 | -£593 |
| Year 4 | £14,372 | £6,824 | £7,313 | £0 | £45 | £190 | -£403 |
| Year 5 | £14,803 | £7,029 | £7,313 | £0 | £88 | £373 | -£30 |
Disposal gain (gross)-£6,473
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
23152 ok · 3 caution · 1 fail · 5 unknown
Legal & planning
Leasehold80 yr
Tenure & planning80 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
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 cohortRG21 5TX · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 21.3 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
1-bed · 1-bath · 473 sqft
£16k–£31k
£ per sqft
building cost only
£33–£66
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,311–£6,149
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,203–£9,933
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history128d on marketno cuts yet
Strategy matrix
Rent it out wins — -£76/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 | 8.77% | -£76 | £58,695 | -0.1% | Low | Feasible |
| Housing-benefit rent | 6.22% | -£384 | £58,695 | -31.4% | Med | Feasible |
| Council lease | 0.00% | -£961 | £58,695 | -100.4% | Low | Feasible |
| Refurb & refinance | 8.77% | -£76 | £69,373 | -0.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£351 | £171,123 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £778/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £778
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
+£264/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 8.77% as-is
As-is Rent it out
Monthly profit+£82
Return before costs on price8.77%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£264
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miWide · CV 29.0%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
- OutstandingDove House AcademyNot applicable · Academy special converter · RG21 5SU
- GoodOakridge Infant SchoolPrimary · Community school · RG21 5RR
- GoodOakridge Junior SchoolPrimary · Community school · RG21 5RR
- Not ratedMaple Ridge SchoolNot applicable · Community special school · RG21 5SX
- Not ratedSouth View Junior SchoolPrimary · Community school · RG21 5LL
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£13,152
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£912
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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-£30
Rates as of Oct 2024
Acquisition costs
£58,695cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£7,945
Legal + survey£2,000
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£58,695
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Amazing opportunity to purchase this one bedroom first floor maisonette in a popular area of Oakridge. The accommodation comprises an entrance hall, well sized lounge/dining room, kitchen, double bedroom and a three piece family bathroom. Further benefits included gas central heating, plenty of communal parking and front garden. The property comes with only £125 ground rent and no service charges, ideal investment or first time buy. Millard close is situated in Oakridge which…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
RG21 · same beds + typeMedian nearby: £1,050/mo · 20 of 20 already let-£46 vs our est
- Churchill Place, Churchill Way, Basin…Let1b£1,150/moMay 2026
- Fletcher Close, Basingstoke, RG21Let1b£975/moMay 2026
- Alencon Link, Basingstoke, RG21Let1b£1,285/moMay 2026
- Winchester Street, Basingstoke, RG21Let1b£950/moMay 2026
- Alencon Link, Basingstoke RG21Let1b£1,150/moMay 2026
- Wolverton Square, 15-16 London Street…Let1b£1,050/moMay 2026
- Churchill Way, Basingstoke RG21Let1b£1,175/moMay 2026
- London Street, Basingstoke RG21Let1b£975/moMay 2026
- Normandy House, Basingstoke RG21Let1b£1,150/moMay 2026
- Vantage House, Little Victoria Street…Let1b£1,050/moMay 2026
- Alencon Link, Basingstoke RG21Let1b£1,050/moMay 2026
- Skyline Plaza, Alencon Link, Basingst…Let1b£1,100/moMay 2026
- 2nd Floor, Churchill Place, Churchill…Let1b£1,000/moMay 2026
- Ground Floor, Churchill Place, Church…Let1b£1,200/moApr 2026
- Normandy House, Basingstoke RG21Let1b£1,150/moFeb 2026
- Millard Close, Basingstoke RG21Let1b£950/moNov 2025
- Victoria Street, Basingstoke RG21Let1b£1,000/moNov 2025
- Rubens Close, Basingstoke, Hampshire…Let1b£950/moNov 2025
- Alencon Link, Basingstoke RG21Let1b£900/moJul 2025
- Feathers Yard, Basingstoke, Hampshire…Let1b£975/moNov 2025
Other deals nearby
RG21 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Gascoigne Pees - Basingstoke Sales
About this listing
128 days · ZooplaPrice history
5-year price trend
Monthly profit
−£76
Cash needed
£59K
Return after costs
-1.55%
IRR
-1.31%
Listed 128d ago
Millard Close, Basingstoke, Hampshire RG21
flat · 1 bed · 1 bath · 473 sqft
£150,000
est £1,096 · 8.77% gross
Leasehold 80yrEPC G
Priced below market
1 / 14
0/100
Marginal
8.77% — verify the rent + comps locally.
Priced below market -14% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.77% Return before costs — above-market
Energy rating G — Min. energy standard blocker by 2030 (~£15,000–£30,000 upgrade)
Lease 80 yrs — extend before exit
Price
£150K
14% below sold comps
Return before costs
8.77%
est rent £1,096/mo118 comps within 1.5 kmRange £1,046–£1,148/mo (Q1–Q3)
Bedrooms
1
1 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: £1,046–£1,148/mo · n=118
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£5,959–£11,123 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£76
after mortgage, operating costs & tax
Rent in£1,096/mo gross
£1,054/mo collected · £42/mo lost to voids
Where it goes
£609Mortgage£520Costs
Outgoings exceed rent — you top up £76/mo
Mortgage£609
Costs£520
Management£110
Maintenance£67
Insurance£20
CapEx reserve£55
Voids + council tax£5
Service charge + ground rent£160
Ltd co. accounts£104
Tax—
Shortfall−£76
Returns
Return before costs on price8.77%
Cash return on cash-1.55%
Gross margin£533
Cash needed£58,695
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.73
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £778/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £778
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 | £13,152 | £6,245 | £7,313 | £0 | £0 | -£406 | -£406 |
| Year 2 | £13,547 | £6,433 | £7,313 | £0 | £0 | -£199 | -£604 |
| Year 3 | £13,953 | £6,626 | £7,313 | £0 | £3 | £12 | -£593 |
| Year 4 | £14,372 | £6,824 | £7,313 | £0 | £45 | £190 | -£403 |
| Year 5 | £14,803 | £7,029 | £7,313 | £0 | £88 | £373 | -£30 |
Rent by the room upside
What we verified
3316
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▾
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
Ground rentDoubling clauses kill mortgageability£125/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 29.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,463
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£30
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£7,945
Legal + survey£2,000
Mortgage + broker£3,250
Cash needed£58,695
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
Amazing opportunity to purchase this one bedroom first floor maisonette in a popular area of Oakridge. The accommodation comprises an entrance hall, well sized lounge/dining room, kitchen, double bedroom and a three piece family bathroom. Further benefits included gas central heating, plenty of communal parking and front garden. The property comes with only £125 ground rent and no service charges, ideal investment or first time buy. Millard close is situated in Oakridge which…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice