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Year 5 disposal
⊞ View all 14
12/ 100
Weak
6.20% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC B — MEES compliant
Why to be cautious
- Floor area 312 sqft — small for the type
- Monthly profit −£358/mo — significantly negative — real recurring drain
- -5.7% 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
−£358/mo
You top up £358/mo
Price vs market
Above comparable sales
+32% vs 12 sold
Return · IRR
-5.7%/yr
Loses money over 5 years
Cash to get in
£77K
Deposit + fees + refurb
Price £225KReturn before costs on price 6.20%5-yr return on cash -21%Rent est. £1,163 (£1,091–£1,240)
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: £1,091–£1,240/mo · n=58
Financing
DepositYour cash in — the rest is the mortgage25% · £56,250
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £168,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£358
after mortgage, operating costs & tax
Rent in£1,163/mo gross
£1,118/mo collected · £45/mo lost to voids
Where it goes
£914Mortgage£562Costs
Outgoings exceed rent — you top up £358/mo
Mortgage£914
Costs£562
Management£116
Maintenance£67
Insurance£28
CapEx reserve£58
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£8
Tax—
Shortfall−£358
Returns
Return before costs on price6.20%
Cash return on cash-5.56%
Gross margin£556
Cash needed£77,225
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.22
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 | £13,956 | £6,747 | £10,969 | £0 | £0 | -£3,760 | -£3,760 |
| Year 2 | £14,375 | £6,950 | £10,969 | £0 | £0 | -£3,544 | -£7,304 |
| Year 3 | £14,806 | £7,158 | £10,969 | £0 | £0 | -£3,321 | -£10,625 |
| Year 4 | £15,250 | £7,373 | £10,969 | £0 | £0 | -£3,092 | -£13,717 |
| Year 5 | £15,708 | £7,594 | £10,969 | £0 | £0 | -£2,855 | -£16,572 |
Disposal gain (gross)£608
CGT£115
Net Disposal proceeds£242,093
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 cohortLU3 2RT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University College London · 47.9 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 · 2-bath · 312 sqft
£16k–£33k
£ per sqft
building cost only
£52–£104
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£2,184–£4,056
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£3,432–£6,552
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history126d on marketno cuts yet
Strategy matrix
Council lease wins — -£191/mo · £159/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 | 6.20% | -£358 | £77,225 | -21.5% | Low | Feasible |
| Housing-benefit rent | 4.66% | -£648 | £77,225 | -43.5% | Med | Feasible |
| ⭐ Council lease | 6.20% | -£191 | £77,225 | -11.4% | Low | Feasible |
| Refurb & refinance | 6.20% | -£350 | £89,015 | -18.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £242,140 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Luton · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Luton
- LHA monthly cap:
- £873
- Scheme type:
- leasing
- Premium:
- +1000% 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
+£246/mo cash flow vs Rent it out if converted to Rent by the room
12.80% Return before costs on price converted vs 6.20% as-is
As-is Rent it out
Monthly profit-£138
Return before costs on price6.20%
Cash needed£68,148
If converted to Rent by the room
Monthly profit+£108
Return before costs on price12.80%
Cash needed£84,148
Δ vs Rent it out Monthly profit+£246
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£30,960–£58,460full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£1,248–£2,184
- Replumb£936–£1,872
- Windows£3,120–£5,616
- Paint + decor£2,184–£4,056
- Flooring£3,432–£6,552
Comparables
sold within 0.5 miWide · CV 14.3%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
- GoodGrasmere Nursery SchoolNursery · Local authority nursery school · LU3 2BT
- GoodNorton Road Primary SchoolPrimary · Community school · LU3 2NX
- Requires improvementWarden Hill Infant AcademyPrimary · Academy converter · LU3 2DN
- Not ratedThe Meads Primary SchoolPrimary · Community school · LU3 2UE
- Not ratedWarden Hill Junior SchoolPrimary · Community school · LU3 2DN
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£13,956
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,297
Exit costs
Projected sale price (5y · 2%/yr growth)£248,418
Capital gain (pre-CGT)£23,418
Sale costs (~2.5%)£6,210
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-£16,572
Rates as of Oct 2024
Acquisition costs
£77,225cash neededPurchase price£225,000
Deposit (25%)£56,250
Stamp duty+5% additional-property surcharge£13,250
Refurb£1,350
Legal + survey£2,000
Mortgage fees£4,375
Total cash neededdeposit + costs (loan covers the rest)£77,225
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
L&D estate agents are offering an exclusive opportunity to acquire 2 One bedroom maisonettes with the Freehold title in the Leagrave area of Luton representing an ideal turnkey solution. Recently refurbished throughout, the properties both offer an open plan lounge/kitchen, bathroom, double bedroom and an allocated parking space for each dwelling. Being so close to Leagrave train station, local shops and a short drive to the M1 motorway, we feel this is a superb option for ei…
Floor plans
Listing metazoopla · L&D Estate Agents
About this listing
126 days · ZooplaPrice history
5-year price trend
Monthly profit
−£358
Cash needed
£77K
Return after costs
-5.56%
IRR
-5.69%
Listed 126d ago
Marsh Road, Leagrave, Luton, Bedfordshire LU3
flat · 2 bed · 2 bath · 312 sqft
£225,000
est £1,163 · 6.20% gross
EPC B
1 / 14
12/100
Marginal
6.20% — verify the rent + comps locally.
6.20% Return before costs — around the area average for this property type.
Monthly profit −£358/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£225K
32% above sold comps
Return before costs
6.20%
est rent £1,163/monot enough comparablesRange £1,091–£1,240/mo (Q1–Q3)
Bedrooms
2
2 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: £1,091–£1,240/mo · n=58
Financing
DepositYour cash in — the rest is the mortgage25% · £56,250
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £168,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£358
after mortgage, operating costs & tax
Rent in£1,163/mo gross
£1,118/mo collected · £45/mo lost to voids
Where it goes
£914Mortgage£562Costs
Outgoings exceed rent — you top up £358/mo
Mortgage£914
Costs£562
Management£116
Maintenance£67
Insurance£28
CapEx reserve£58
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£8
Tax—
Shortfall−£358
Returns
Return before costs on price6.20%
Cash return on cash-5.56%
Gross margin£556
Cash needed£77,225
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.22
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Luton · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Luton
- LHA monthly cap:
- £873
- Scheme type:
- leasing
- Premium:
- +1000% 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 | £13,956 | £6,747 | £10,969 | £0 | £0 | -£3,760 | -£3,760 |
| Year 2 | £14,375 | £6,950 | £10,969 | £0 | £0 | -£3,544 | -£7,304 |
| Year 3 | £14,806 | £7,158 | £10,969 | £0 | £0 | -£3,321 | -£10,625 |
| Year 4 | £15,250 | £7,373 | £10,969 | £0 | £0 | -£3,092 | -£13,717 |
| Year 5 | £15,708 | £7,594 | £10,969 | £0 | £0 | -£2,855 | -£16,572 |
Rent by the room upside
What we verified
4206
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▾
EPCEnergy efficiency ratingB
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 14.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,194
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£16,572
Acquisition costs
25% deposit£56,250
Stamp duty£13,250
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£4,375
Cash needed£77,225
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
L&D estate agents are offering an exclusive opportunity to acquire 2 One bedroom maisonettes with the Freehold title in the Leagrave area of Luton representing an ideal turnkey solution. Recently refurbished throughout, the properties both offer an open plan lounge/kitchen, bathroom, double bedroom and an allocated parking space for each dwelling. Being so close to Leagrave train station, local shops and a short drive to the M1 motorway, we feel this is a superb option for ei…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice