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Year 5 disposal
BMV -45%
⊞ View all 9
35/ 100
Weak
12.36% return before costs — verify the rent + comps locally.
Why it works
- 12.36% return before costs — above-market
- Priced below market -45% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Lease 58 yrs — mortgageability risk
- Floor area 290 sqft — small for the type
- Monthly profit −£64/mo — mildly negative — equity build may cover
- -1.9% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£64/mo
You top up £64/mo
Price vs market
Below market value
-45% vs 12 sold · interior unseen
Return · IRR
-1.9%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £100KCash to buy £40KReturn before costs on price 12.36%5-yr return on cash -0%Rent est. £1,030 (£973–£1,090)
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: £973–£1,090/mo · n=153
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£4,254–£7,941 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £75,000 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
-£64
after mortgage, operating costs & tax
Rent in£1,030/mo gross
£990/mo collected · £40/mo lost to voids
Where it goes
£406Mortgage£648Costs
Outgoings exceed rent — you top up £64/mo
Mortgage£406
Costs£648
Management£103
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£6
Service charge + ground rent£296
Ltd co. accounts£104
Tax—
Shortfall−£64
Returns
Return before costs on price12.36%
Cash return on cash-1.90%
Gross margin£343
Cash needed£40,172
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.44
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 | £12,360 | £7,773 | £4,875 | £0 | £0 | -£288 | -£288 |
| Year 2 | £12,731 | £8,006 | £4,875 | £0 | £0 | -£150 | -£438 |
| Year 3 | £13,113 | £8,246 | £4,875 | £0 | £0 | -£9 | -£447 |
| Year 4 | £13,506 | £8,494 | £4,875 | £0 | £26 | £111 | -£336 |
| Year 5 | £13,911 | £8,749 | £4,875 | £0 | £55 | £233 | -£103 |
Disposal gain (gross)-£5,024
CGT£0
Net Disposal proceeds£107,648
What we verified
What we verified
31253 ok · 1 caution · 2 fail · 5 unknown
Legal & planning
Leasehold58 yr
Tenure & planning58 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
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 cohortRG21 3PT · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 22.3 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 · 290 sqft
£12k–£25k
£ per sqft
building cost only
£43–£87
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£2,030–£3,770
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£3,190–£6,090
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history88d on marketno cuts yet
Strategy matrix
Rent it out wins — -£64/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 | 12.36% | -£64 | £40,172 | -0.3% | Low | Feasible |
| Housing-benefit rent | 9.34% | -£320 | £40,172 | -37.5% | Med | Feasible |
| Council lease | 0.00% | -£893 | £40,172 | -137.9% | Low | Feasible |
| Refurb & refinance | 12.36% | -£64 | £47,441 | -0.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£487 | £114,941 | 3% | 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
+£308/mo cash flow vs Rent it out if converted to Rent by the room
28.80% Return before costs on price converted vs 12.36% as-is
As-is Rent it out
Monthly profit+£196
Return before costs on price12.36%
Cash needed£36,898
If converted to Rent by the room
Monthly profit+£504
Return before costs on price28.80%
Cash needed£52,898
Δ vs Rent it out Monthly profit+£308
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 20.8%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
- OutstandingRucstall Primary SchoolPrimary · Community school · RG21 3EX
- GoodFairfields Primary SchoolPrimary · Community school · RG21 3DH
- GoodCranbourneSecondary · Community school · RG21 3NP
- Not ratedQueen Mary's College16 plus · Academy 16-19 converter · RG21 3HF
- Not ratedSt John's Church of England Voluntary Aided Primary SchoolPrimary · Voluntary aided school · RG21 3JU
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£12,360
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£763
Exit costs
Projected sale price (5y · 2%/yr growth)£110,408
Capital gain (pre-CGT)£10,408
Sale costs (~2.5%)£2,760
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-£103
Rates as of Oct 2024
Acquisition costs
£40,172cash neededPurchase price£100,000
Deposit (25%)£25,000
Stamp duty+5% additional-property surcharge£5,000
Refurb£5,672
Legal + survey£2,000
Mortgage fees£2,500
Total cash neededdeposit + costs (loan covers the rest)£40,172
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Offered to the market is this one bedroom first floor apartment for the over 55s, situated in the sought after Fairfields development at the top of town.
Floor plans
Listing metazoopla · Bridges Estate Agents - Basingstoke
About this listing
88 days · ZooplaPrice history
5-year price trend
Monthly profit
−£64
Cash needed
£40K
Return after costs
-1.90%
IRR
-1.89%
Listed 88d ago
Hillstead Court, Basingstoke, Hampshire RG21
flat · 1 bed · 1 bath · 290 sqft
£100,000
est £1,030 · 12.36% gross
Leasehold 58yrEPC C
Priced below market
1 / 9
35/100
Marginal
12.36% — verify the rent + comps locally.
Priced below market -45% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.36% Return before costs — above-market
Lease 58 yrs — mortgage risk
Price
£100K
45% below sold comps
Return before costs
12.36%
est rent £1,030/mo153 comps within 500 mRange £973–£1,090/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
C
Energy rating
Deal flags1 issue
Short lease — 58 yrs
Most lenders refuse below 60 yrs; extension cost likely £20k+
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: £973–£1,090/mo · n=153
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£4,254–£7,941 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £75,000 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
-£64
after mortgage, operating costs & tax
Rent in£1,030/mo gross
£990/mo collected · £40/mo lost to voids
Where it goes
£406Mortgage£648Costs
Outgoings exceed rent — you top up £64/mo
Mortgage£406
Costs£648
Management£103
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£6
Service charge + ground rent£296
Ltd co. accounts£104
Tax—
Shortfall−£64
Returns
Return before costs on price12.36%
Cash return on cash-1.90%
Gross margin£343
Cash needed£40,172
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.44
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 | £12,360 | £7,773 | £4,875 | £0 | £0 | -£288 | -£288 |
| Year 2 | £12,731 | £8,006 | £4,875 | £0 | £0 | -£150 | -£438 |
| Year 3 | £13,113 | £8,246 | £4,875 | £0 | £0 | -£9 | -£447 |
| Year 4 | £13,506 | £8,494 | £4,875 | £0 | £26 | £111 | -£336 |
| Year 5 | £13,911 | £8,749 | £4,875 | £0 | £55 | £233 | -£103 |
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 remaining58 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£3,250/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 20.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£975
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£103
Acquisition costs
25% deposit£25,000
Stamp duty£5,000
Refurb£5,672
Legal + survey£2,000
Mortgage + broker£2,500
Cash needed£40,172
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
Offered to the market is this one bedroom first floor apartment for the over 55s, situated in the sought after Fairfields development at the top of town.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice