Skip to main contenthow this is calculated →
Year 5 disposal
BMV -25%
⊞ View all 6
75/ 100
Solid
Real 6.67% return before costs with manageable risks.
Why it works
- Priced below market -25% vs 12 nearby sold (last 12 mo) — instant equity
- EPC B — MEES compliant
Why to be cautious
- -0.5% 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
+£39/mo
Barely breaks even each month
Price vs market
Below market value
-25% vs 12 sold · interior unseen
Return · IRR
-0.5%/yr
Loses money over 5 years
Cash left in
£81K
Stays in after refinancing at value
Price £600KCash to buy £233KReturn before costs on price 6.67%5-yr return on cash 7%Rent est. £3,334 (£2,706–£4,108)
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: £2,706–£4,108/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £150,000
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 (£14,732–£27,499 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £450,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£39
after mortgage, operating costs & tax
Rent in£3,334/mo gross
£3,206/mo collected · £128/mo lost to voids
Where it goes
£2,438Mortgage£720Costs
£39/mo left as profit · 1% of rent kept
Mortgage£2,438
Costs£720
Management£333
Maintenance£67
Insurance£40
CapEx reserve£167
Voids + council tax£9
Ltd co. accounts£104
Tax£9
Profit+£39
Returns
Return before costs on price6.67%
Cash return on cash0.20%
Gross margin£2,486
Cash needed£232,542
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.32
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 | £40,008 | £8,642 | £29,250 | £0 | £402 | £1,714 | £1,714 |
| Year 2 | £41,208 | £8,901 | £29,250 | £0 | £581 | £2,476 | £4,190 |
| Year 3 | £42,444 | £9,169 | £29,250 | £0 | £765 | £3,261 | £7,451 |
| Year 4 | £43,718 | £9,444 | £29,250 | £0 | £955 | £4,069 | £11,520 |
| Year 5 | £45,029 | £9,727 | £29,250 | £0 | £1,150 | £4,902 | £16,422 |
Disposal gain (gross)-£26,655
CGT£0
Net Disposal proceeds£645,887
What we verified
What we verified
60066 ok · 0 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 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
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 cohortTW2 5ER · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Imperial College · 13.8 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 2-bath · 850 sqft · London ×1.4
£33k–£65k
£ per sqft
building cost only
£39–£76
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£8,500–£15,300
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,900–£22,100
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
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 history87d on marketno cuts yet
Strategy matrix
Rent it out wins — +£39/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 | 6.67% | +£39 | £232,542 | 7.1% | Low | Feasible |
| Housing-benefit rent | 3.59% | -£1,315 | £232,542 | -28.3% | Med | Feasible |
| Council lease | 3.59% | -£943 | £232,542 | -22.0% | Low | Feasible |
| Refurb & refinance | 6.67% | +£39 | £270,399 | 6.1% | Med | Feasible |
| Short-stay let / Airbnb | 2.32% | -£2,136 | £232,542 | -54.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£211 | £680,399 | 5% | Med | Feasible |
| Rent by the room | 2.96% * | -£377 | £234,327 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer South West London · cap £1,795/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South West London
- LHA monthly cap:
- £1,795
- Scheme type:
- leasing
- 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 let25% occupancy
£155/night ADR
Based on 7 short-let comps nearby
Rent by the room conversion upside
-£1,460/mo cash flow vs Rent it out if converted to Rent by the room
4.80% Return before costs on price converted vs 6.67% as-is
£600k → 4-bed HMO @ ~£769/room: £2,959 pcm gross, ~£1,685 pcm net (3.0% net on £684k all-in incl. ~£32k works); needs +1 bathroom
medium confidence
Unlocks ~£9,916/yr extra rent
3 → 4 lettable rooms · ~3.7% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 5 habitable rooms (3 beds + 2 reception(s)) in 96 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (0 double, 1 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Richmond upon Thames adopted standard (6.51/10.22 m²; Minimum Amenities Standards for Houses in Multiple Occupation 2020 (11/11/2020)); kitchen 5.7 m² is below the ~7.0 m² standard for 4 occupants — extend/relocate kitchen within the works; adds ~£826/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 single2.96% net on cost-1.93% cash-on-cashuplift 6.67% → 3.71%
+1 bathroom needed
Sized to Richmond upon Thames's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (3 lettable rooms)
3× Double @ £826/mo
≈ £2,479/mo gross room income
As-is Rent it out
Monthly profit+£129
Return before costs on price6.67%
Cash needed£161,898
If converted to Rent by the room
Monthly profit-£1,331
Return before costs on price4.80%
Cash needed£177,898
Δ vs Rent it out Monthly profit-£1,460
+1 room (4 total)
Monthly profit-£676
Return before costs on price6.61%
Cash needed£187,898
Extra rent+£826/mo
Show conversion detail
Conversion cost estimate
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£62,240–£116,130full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£4,250–£7,650
- Replumb£3,400–£6,800
- Windows£9,350–£17,000
- Paint + decor£8,500–£15,300
- Flooring£11,900–£22,100
Based on 459 HMO comps within 875 m
Comparables
sold within 0.5 miWide · CV 36.4%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
- GoodTrafalgar Infant SchoolPrimary · Community school · TW2 5EH
- GoodTrafalgar Junior SchoolPrimary · Community school · TW2 5EG
- Not ratedThe Mall SchoolNot applicable · Other independent school · TW2 5NQ
- Not ratedArchdeacon Cambridge's Church of England Primary SchoolPrimary · Voluntary aided school · TW2 5TU
- Not ratedSt James's Catholic Primary SchoolPrimary · Voluntary aided school · TW2 5NP
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£40,008
Section 24 credit£0
Annual tax due£402
Post-tax Monthly profit annual£175
Exit costs
Projected sale price (5y · 2%/yr growth)£662,448
Capital gain (pre-CGT)£62,448
Sale costs (~2.5%)£16,561
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£16,422
Rates as of Oct 2024
Acquisition costs
£232,542cash neededPurchase price£600,000
Deposit (25%)£150,000
Stamp duty+5% additional-property surcharge£50,000
Refurb£19,642
Legal + survey£2,900
Mortgage fees£10,000
Total cash neededdeposit + costs (loan covers the rest)£232,542
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Nearby active comparables2 rentals · 5 deals
Comparable rentals
TW2 · same beds + typeMedian nearby: £1,600/mo · 2 of 2 already let-£1,734 vs our est
- Nelson Road, Twickenham, TW2Let3b£2,250/moMay 2026
- Chestnut Road, Twickenham, TW2Let3b£950/moMay 2026
Listing metazoopla · Dexters - Twickenham
About this listing
87 days · ZooplaPrice history
5-year price trend
Monthly profit
+£39
Cash needed
£233K
Return after costs
0.20%
IRR
-0.47%
Listed 87d ago
Rutland Road, Twickenham TW2
semi-detached · 3 bed · 2 bath · 850 sqft
£600,000
est £3,334 · 6.67% gross
EPC B
Priced below market
1 / 6
75/100
Solid
Real 6.67% — fundamentals work.
Priced below market -25% vs 12 nearby sold (last 12 mo)
Price
£600K
25% below sold comps
Return before costs
6.67%
est rent £3,334/monot enough comparablesRange £2,706–£4,108/mo (Q1–Q3)
Bedrooms
3
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: £2,706–£4,108/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £150,000
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 (£14,732–£27,499 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £450,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£39
after mortgage, operating costs & tax
Rent in£3,334/mo gross
£3,206/mo collected · £128/mo lost to voids
Where it goes
£2,438Mortgage£720Costs
£39/mo left as profit · 1% of rent kept
Mortgage£2,438
Costs£720
Management£333
Maintenance£67
Insurance£40
CapEx reserve£167
Voids + council tax£9
Ltd co. accounts£104
Tax£9
Profit+£39
Returns
Return before costs on price6.67%
Cash return on cash0.20%
Gross margin£2,486
Cash needed£232,542
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.32
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer South West London · cap £1,795/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South West London
- LHA monthly cap:
- £1,795
- Scheme type:
- leasing
- 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 | £40,008 | £8,642 | £29,250 | £0 | £402 | £1,714 | £1,714 |
| Year 2 | £41,208 | £8,901 | £29,250 | £0 | £581 | £2,476 | £4,190 |
| Year 3 | £42,444 | £9,169 | £29,250 | £0 | £765 | £3,261 | £7,451 |
| Year 4 | £43,718 | £9,444 | £29,250 | £0 | £955 | £4,069 | £11,520 |
| Year 5 | £45,029 | £9,727 | £29,250 | £0 | £1,150 | £4,902 | £16,422 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 36.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,850
Annual rental tax£110
CGT yr 5£0 · company level
5y net total£16,422
Acquisition costs
25% deposit£150,000
Stamp duty£50,000
Refurb£19,642
Legal + survey£2,900
Mortgage + broker£10,000
Cash needed£232,542
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
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice