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Year 5 disposal
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100/ 100
Strong
9.10% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£1,233/mo from completion — the no.1 reason to invest
- 9.10% return before costs — above-market
- 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
+£1K/mo
Pays you every month, net of costs
Price
£850K
No local sold comps to compare
Return · IRR
4.0%/yr
Modest annualised return
Cash to get in
£327K
Deposit + fees + refurb
Return before costs on price 9.10%5-yr return on cash 31%Rent est. £6,447 (£3,230–£12,868)
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: £3,230–£12,868/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £212,500
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 (£17,295–£32,284 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £637,500 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£1,233
after mortgage, operating costs & tax
Rent in£6,447/mo gross
£6,199/mo collected · £248/mo lost to voids
Where it goes
£3,453Mortgage£1,224Costs£1,233Your profit
£1,233/mo left as profit · 20% of rent kept
Mortgage£3,453
Costs£1,224
Management£645
Maintenance£100
Insurance£40
CapEx reserve£322
Voids + council tax£13
Ltd co. accounts£104
Tax£289
Profit+£1,233
Returns
Return before costs on price9.10%
Cash return on cash4.52%
Gross margin£4,975
Cash needed£327,210
Monthly profit payback22y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.80
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 | £77,364 | £14,691 | £41,438 | £0 | £4,035 | £17,200 | £17,200 |
| Year 2 | £79,685 | £15,132 | £41,438 | £0 | £4,392 | £18,724 | £35,924 |
| Year 3 | £82,075 | £15,586 | £41,438 | £0 | £4,760 | £20,292 | £56,216 |
| Year 4 | £84,538 | £16,053 | £41,438 | £0 | £5,139 | £21,908 | £78,124 |
| Year 5 | £87,074 | £16,535 | £41,438 | £0 | £5,529 | £23,572 | £101,696 |
Disposal gain (gross)-£35,953
CGT£0
Net Disposal proceeds£915,007
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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 profileFamily let
Tenant profilelikely cohortRG4 9BU · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Reading · 9.7 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
5-bed · 3-bath · 1690 sqft
£44k–£86k
£ per sqft
building cost only
£26–£51
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£11,830–£21,970
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£18,590–£35,490
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history86d on marketno cuts yet
Strategy matrix
Rent it out wins — +£1,233/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 | 9.10% | +£1,233 | £327,210 | 31.1% | Low | Feasible |
| Housing-benefit rent | 2.33% | -£2,482 | £327,210 | -41.9% | Med | Feasible |
| Council lease | 2.33% | -£2,131 | £327,210 | -37.6% | Low | Feasible |
| Refurb & refinance | 9.10% | +£1,233 | £378,934 | 26.8% | Med | Feasible |
| Short-stay let / Airbnb | 3.99% | -£2,261 | £327,210 | -39.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £960,184 | 6% | Med | Feasible |
| Rent by the room | 4.85% | -£3,426 | £369,210 | -51.0% | — | Feasible |
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Reading · cap £1,649/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Reading
- LHA monthly cap:
- £1,649
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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
Local lettings demandby strategyLive area data
Short-stay let56% occupancy
£165/night ADR
Based on 10 short-let comps nearby
Rent by the room conversion upside
-£3,692/mo cash flow vs Rent it out if converted to Rent by the room
3.39% Return before costs on price converted vs 9.10% as-is
Room mix (5 lettable rooms)
3× Double @ £735/mo1× Single @ £599/mo1× En-suite @ £630/mo
≈ £3,433/mo gross room income
As-is Rent it out
Monthly profit+£1,384
Return before costs on price9.10%
Cash needed£224,398
If converted to Rent by the room
Monthly profit-£2,308
Return before costs on price3.39%
Cash needed£240,398
Δ vs Rent it out Monthly profit-£3,692
Show conversion detail
Conversion cost estimate
£3,750
Range: £2,500 – £6,250
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£104,510–£185,365full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 3 × bathroom£20,250–£37,125
- Rewire£8,450–£13,520
- Replumb£6,760–£11,830
- Windows£18,590–£32,110
- Paint + decor£16,900–£28,730
- Flooring£23,660–£42,250
Based on 50 HMO comps within 6.4 km
Comparables
sold within 0.5 miLoading 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
- GoodBishopswood SchoolNot applicable · Academy special sponsor led · RG4 9RH
- GoodKidmore End Church of England Primary SchoolPrimary · Academy converter · RG4 9AU
- GoodMaiden Erlegh Chiltern EdgeSecondary · Academy sponsor led · RG4 9LN
- Not ratedAurora Rowan SchoolNot applicable · Other independent special school · RG4 9EY
- Not ratedSonning Common Primary SchoolPrimary · Community school · RG4 9RJ
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£77,364
Section 24 credit£0
Annual tax due£4,035
Post-tax Monthly profit annual£14,225
Exit costs
Projected sale price (5y · 2%/yr growth)£938,469
Capital gain (pre-CGT)£88,469
Sale costs (~2.5%)£23,462
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£101,696
Rates as of Oct 2024
Acquisition costs
£327,210cash neededPurchase price£850,000
Deposit (25%)£212,500
Stamp duty+5% additional-property surcharge£75,000
Refurb£23,060
Legal + survey£2,900
Mortgage fees£13,750
Total cash neededdeposit + costs (loan covers the rest)£327,210
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A stunning five bedroom detached house in a sought after country lane setting within a highly desirable country lane amidst beautifully established private grounds, this exceptional home offers superb bright, spacious and versatile accommodation. The property is accessed via a private driveway with electric gates leading to a gravelled parking area with space for several vehicles surrounded by mature planting and well maintained lawns. A generously proportioned reception hall…
Floor plans
Nearby active comparables5 deals
Comparable rentals
RG4 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Bridges - Sonning Common
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
+£1,233
Cash needed
£327K
Return after costs
4.52%
IRR
4.03%
Listed 86d ago
The Hamlet, Gallowstree Common, South Oxfordshire RG4
detached · 5 bed · 3 bath · 1,690 sqft
£850,000
est £6,447 · 9.10% gross
EPC D
1 / 29
100/100
Strong
9.10% — verify the rent + comps locally.
Monthly profit +£1,233/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.10% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£850K
Return before costs
9.10%
est rent £6,447/monot enough comparablesRange £3,230–£12,868/mo (Q1–Q3)
Bedrooms
5
3 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: £3,230–£12,868/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £212,500
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 (£17,295–£32,284 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £637,500 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£1,233
after mortgage, operating costs & tax
Rent in£6,447/mo gross
£6,199/mo collected · £248/mo lost to voids
Where it goes
£3,453Mortgage£1,224Costs£1,233Your profit
£1,233/mo left as profit · 20% of rent kept
Mortgage£3,453
Costs£1,224
Management£645
Maintenance£100
Insurance£40
CapEx reserve£322
Voids + council tax£13
Ltd co. accounts£104
Tax£289
Profit+£1,233
Returns
Return before costs on price9.10%
Cash return on cash4.52%
Gross margin£4,975
Cash needed£327,210
Monthly profit payback22y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.80
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Reading · cap £1,649/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Reading
- LHA monthly cap:
- £1,649
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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 | £77,364 | £14,691 | £41,438 | £0 | £4,035 | £17,200 | £17,200 |
| Year 2 | £79,685 | £15,132 | £41,438 | £0 | £4,392 | £18,724 | £35,924 |
| Year 3 | £82,075 | £15,586 | £41,438 | £0 | £4,760 | £20,292 | £56,216 |
| Year 4 | £84,538 | £16,053 | £41,438 | £0 | £5,139 | £21,908 | £78,124 |
| Year 5 | £87,074 | £16,535 | £41,438 | £0 | £5,529 | £23,572 | £101,696 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£8,288
Annual rental tax£3,469
CGT yr 5£0 · company level
5y net total£101,696
Acquisition costs
25% deposit£212,500
Stamp duty£75,000
Refurb£23,060
Legal + survey£2,900
Mortgage + broker£13,750
Cash needed£327,210
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
A stunning five bedroom detached house in a sought after country lane setting within a highly desirable country lane amidst beautifully established private grounds, this exceptional home offers superb bright, spacious and versatile accommodation. The property is accessed via a private driveway with electric gates leading to a gravelled parking area with space for several vehicles surrounded by mature planting and well maintained lawns. A generously proportioned reception hall…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice