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Year 5 disposal
BMV -20%
⊞ View all 11
100/ 100
Strong
Strong investment fundamentals.
Why it works
- 9.85% return before costs — above-market
- Priced below market -20% 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 D — must hit C by 2030 (~£3,000–£7,000)
- 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
+£32/mo
Barely breaks even each month
Price vs market
Below market value
-20% vs 12 sold · interior unseen
Return · IRR
1.0%/yr
Modest annualised return
Cash left in
£29K
Stays in after refinancing at value
Price £120KCash to buy £52KReturn before costs on price 9.85%5-yr return on cash 11%Rent est. £985 (£950–£1,021)
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: £950–£1,021/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£32
after mortgage, operating costs & tax
Rent in£985/mo gross
£947/mo collected · £38/mo lost to voids
Where it goes
£488Mortgage£420Costs
£32/mo left as profit · 3% of rent kept
Mortgage£488
Costs£420
Management£99
Maintenance£67
Insurance£20
CapEx reserve£49
Voids + council tax£6
Service charge + ground rent£75
Ltd co. accounts£104
Tax£8
Profit+£32
Returns
Return before costs on price9.85%
Cash return on cash0.75%
Gross margin£527
Cash needed£51,564
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.94
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 | £11,820 | £5,039 | £5,850 | £0 | £177 | £755 | £755 |
| Year 2 | £12,175 | £5,190 | £5,850 | £0 | £216 | £919 | £1,673 |
| Year 3 | £12,540 | £5,345 | £5,850 | £0 | £255 | £1,089 | £2,763 |
| Year 4 | £12,916 | £5,506 | £5,850 | £0 | £296 | £1,264 | £4,027 |
| Year 5 | £13,304 | £5,671 | £5,850 | £0 | £339 | £1,444 | £5,471 |
Disposal gain (gross)-£9,587
CGT£0
Net Disposal proceeds£129,177
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortSN4 7BT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bath · 34.2 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
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 — +£487/mo · £455/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 | 9.85% | +£32 | £51,564 | 10.6% | Low | Feasible |
| Housing-benefit rent | 7.83% | -£176 | £51,564 | -10.8% | Med | Feasible |
| Council lease | 0.00% | -£754 | £51,564 | -89.6% | Low | Feasible |
| Refurb & refinance | 9.85% | +£32 | £61,870 | 8.8% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 23.19% | +£487 | £51,564 | 63.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£266 | £143,070 | 1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
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 let55% occupancy
£139/night ADR
Based on 4 short-let comps nearby
Rent by the room conversion upside
+£337/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 9.85% as-is
As-is Rent it out
Monthly profit+£103
Return before costs on price9.85%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costs on price24.00%
Cash needed£57,898
Δ vs Rent it out Monthly profit+£337
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
£38,239–£72,000full refurb + room split
⚠️ Capped at 60% of £120,000 asking (£72,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,739–£15,478
- 1 × bathroom£5,106–£9,361
- Rewire£2,902–£5,079
- Replumb£2,177–£4,353
- Windows£7,256–£13,060
- Paint + decor£5,079–£9,432
- Flooring£7,981–£15,237
Comparables
sold within 0.5 miWide · CV 19.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodWootton Bassett Infants' SchoolPrimary · Community school · SN4 7BS
- Not ratedBroad Town Church of England Primary SchoolPrimary · Voluntary controlled school · SN4 7RE
- Not ratedRoyal Wootton Bassett AcademySecondary · Academy converter · SN4 7HG
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£11,820
Section 24 credit£0
Annual tax due£177
Post-tax Monthly profit annual£300
Exit costs
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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£5,471
Rates as of Oct 2024
Acquisition costs
£51,564cash neededPurchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£51,564
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
leasehold charges of approximately £50.00 per month! Call now to view!
Fantastic Opportunity to acquire a Two Bedroom Ground Floor Apartment offered for sale with low monthly charges.
With Royal Wootton Bassetts Shops, Schools and amenities all within easy walking distance in our opinion the apartment offers a superb first time buy or investment.
The accommodation comprises Open Plan Kitchen/Living Area with integrated cooker and hob, inner hall, two bedrooms and fitted…
Floor plans
Listing metazoopla · Richard James Estate Agents
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
+£32
Cash needed
£52K
Return after costs
0.75%
IRR
0.99%
Listed 86d ago
High Street, Royal Wootton Bassett, Royal Wootton Bassett SN4
flat · 2 bed · 1 bath
£120,000
est £985 · 9.85% gross
EPC D
Priced below market
1 / 11
100/100
Strong
Real 9.85% — fundamentals work.
Priced below market -20% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.85% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£120K
20% below sold comps
Return before costs
9.85%
est rent £985/monot enough comparablesRange £950–£1,021/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £950–£1,021/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£32
after mortgage, operating costs & tax
Rent in£985/mo gross
£947/mo collected · £38/mo lost to voids
Where it goes
£488Mortgage£420Costs
£32/mo left as profit · 3% of rent kept
Mortgage£488
Costs£420
Management£99
Maintenance£67
Insurance£20
CapEx reserve£49
Voids + council tax£6
Service charge + ground rent£75
Ltd co. accounts£104
Tax£8
Profit+£32
Returns
Return before costs on price9.85%
Cash return on cash0.75%
Gross margin£527
Cash needed£51,564
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.94
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
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 | £11,820 | £5,039 | £5,850 | £0 | £177 | £755 | £755 |
| Year 2 | £12,175 | £5,190 | £5,850 | £0 | £216 | £919 | £1,673 |
| Year 3 | £12,540 | £5,345 | £5,850 | £0 | £255 | £1,089 | £2,763 |
| Year 4 | £12,916 | £5,506 | £5,850 | £0 | £296 | £1,264 | £4,027 |
| Year 5 | £13,304 | £5,671 | £5,850 | £0 | £339 | £1,444 | £5,471 |
Rent by the room upside
What we verified
4306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£600/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 19.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,170
Annual rental tax£91
CGT yr 5£0 · company level
5y net total£5,471
Acquisition costs
25% deposit£30,000
Stamp duty£6,000
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,800
Cash needed£51,564
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
leasehold charges of approximately £50.00 per month! Call now to view!
Fantastic Opportunity to acquire a Two Bedroom Ground Floor Apartment offered for sale with low monthly charges.
With Royal Wootton Bassetts Shops, Schools and amenities all within easy walking distance in our opinion the apartment offers a superb first time buy or investment.
The accommodation comprises Open Plan Kitchen/Living Area with integrated cooker and hob, inner hall, two bedrooms and fitted…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice