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Year 5 disposal
⊞ View all 12
25/ 100
Weak
5.44% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£282/mo — significantly negative — real recurring drain
- -2.1% 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
−£282/mo
You top up £282/mo
Price
£200K
Around comparable sold prices
Return · IRR
-2.1%/yr
Loses money over 5 years
Cash to get in
£128K
Deposit + fees + refurb
Return before costs on price 5.44%5-yr return on cash -10%Rent est. £906 (£861–£953)
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: £861–£953/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£45,451–£84,841 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £150,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£282
after mortgage, operating costs & tax
Rent in£906/mo gross
£871/mo collected · £35/mo lost to voids
Where it goes
£813Mortgage£340Costs
Outgoings exceed rent — you top up £282/mo
Mortgage£813
Costs£340
Management£91
Maintenance£67
Insurance£28
CapEx reserve£45
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£282
Returns
Return before costs on price5.44%
Cash return on cash-2.65%
Gross margin£531
Cash needed£127,801
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.07
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 | £10,872 | £4,085 | £9,750 | £0 | £0 | -£2,963 | -£2,963 |
| Year 2 | £11,198 | £4,207 | £9,750 | £0 | £0 | -£2,759 | -£5,722 |
| Year 3 | £11,534 | £4,334 | £9,750 | £0 | £0 | -£2,549 | -£8,271 |
| Year 4 | £11,880 | £4,464 | £9,750 | £0 | £0 | -£2,333 | -£10,605 |
| Year 5 | £12,237 | £4,597 | £9,750 | £0 | £0 | -£2,111 | -£12,716 |
Disposal gain (gross)-£58,505
CGT£0
Net Disposal proceeds£215,296
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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
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 6JF · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Nottingham · 16.6 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 · 796 sqft
£25k–£49k
£ per sqft
building cost only
£31–£62
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,572–£10,348
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,756–£16,716
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history87d on marketno cuts yet
Strategy matrix
Council lease wins — -£151/mo · £131/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 | 5.44% | -£282 | £127,801 | -9.9% | Low | Feasible |
| Housing-benefit rent | 3.56% | -£576 | £127,801 | -24.1% | Med | Feasible |
| ⭐ Council lease | 5.44% | -£151 | £127,801 | -5.2% | Low | Feasible |
| Refurb & refinance | 5.44% | -£282 | £162,041 | -7.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £298,041 | -19% | 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
+£436/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 5.44% as-is
As-is Rent it out
Monthly profit-£249
Return before costs on price5.44%
Cash needed£61,898
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,898
Δ vs Rent it out Monthly profit+£436
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
£47,900–£89,920full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,184–£5,572
- Replumb£2,388–£4,776
- Windows£7,960–£14,328
- Paint + decor£5,572–£10,348
- Flooring£8,756–£16,716
Comparables
sold within 0.5 miWide · CV 14.4%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
- GoodDerwent Primary SchoolPrimary · Academy sponsor led · DE21 6AL
- GoodMeadow Farm Community Primary SchoolPrimary · Community school · DE21 6TZ
- Requires improvementBeaufort Primary SchoolPrimary · Academy converter · DE21 6BT
- Requires improvementChaddesden Park Primary SchoolPrimary · Academy converter · DE21 6JW
- Not ratedSt Giles' Spencer AcademyNot applicable · Academy special converter · DE21 6BT
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£10,872
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,381
Exit costs
Projected sale price (5y · 2%/yr growth)£220,816
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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-£12,716
Rates as of Oct 2024
Acquisition costs
£127,801cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£60,601
Legal + survey£1,700
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£127,801
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary Beautifully renovated two-bedroom semi-detached home on Dorchester Avenue, Derby.
Floor plans
Nearby active comparables5 rentals
Comparable rentals
DE21 · same beds + typeMedian nearby: £950/mo · 5 of 5 already let+£44 vs our est
- Barcheston Close, Oakwood, Derby DE21…Let2b£1,200/moMay 2026
- Reginald Road South, Derby, DerbyshireLet2b£850/moMay 2026
- Perth St, Derby, DE21Let2b£950/moMay 2026
- Perth St, Derby, DE21Let2b£950/moMay 2026
- Caldermill Drive, Oakwood, DE21 2UBLet2b£895/moMay 2026
Other deals nearby
DE21 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Bagshaws Residential - Derby
About this listing
87 days · ZooplaPrice history
5-year price trend
Monthly profit
−£282
Cash needed
£128K
Return after costs
-2.65%
IRR
-2.06%
Listed 87d ago
Dorchester Avenue, Chaddesden, Derby DE21
semi-detached · 2 bed · 2 bath · 796 sqft
£200,000
est £906 · 5.44% gross
EPC D
1 / 12
25/100
Marginal
5.44% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£200K
3% above sold comps
Return before costs
5.44%
est rent £906/monot enough comparablesRange £861–£953/mo (Q1–Q3)
Bedrooms
2
2 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: £861–£953/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£45,451–£84,841 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £150,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£282
after mortgage, operating costs & tax
Rent in£906/mo gross
£871/mo collected · £35/mo lost to voids
Where it goes
£813Mortgage£340Costs
Outgoings exceed rent — you top up £282/mo
Mortgage£813
Costs£340
Management£91
Maintenance£67
Insurance£28
CapEx reserve£45
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£282
Returns
Return before costs on price5.44%
Cash return on cash-2.65%
Gross margin£531
Cash needed£127,801
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.07
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £10,872 | £4,085 | £9,750 | £0 | £0 | -£2,963 | -£2,963 |
| Year 2 | £11,198 | £4,207 | £9,750 | £0 | £0 | -£2,759 | -£5,722 |
| Year 3 | £11,534 | £4,334 | £9,750 | £0 | £0 | -£2,549 | -£8,271 |
| Year 4 | £11,880 | £4,464 | £9,750 | £0 | £0 | -£2,333 | -£10,605 |
| Year 5 | £12,237 | £4,597 | £9,750 | £0 | £0 | -£2,111 | -£12,716 |
Rent by the room upside
What we verified
3306
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
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 14.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£12,716
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£60,601
Legal + survey£1,700
Mortgage + broker£4,000
Cash needed£127,801
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 Beautifully renovated two-bedroom semi-detached home on Dorchester Avenue, Derby.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice