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Year 5 disposal
BMV -38%
⊞ View all 9
100/ 100
Strong
12.89% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 12.89% return before costs — above-market
- Priced below market -38% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (130 yrs) — no short-lease drag
Why to be cautious
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£67/mo
Barely breaks even each month
Price vs market
Below market value
-38% vs 12 sold · interior unseen
Return · IRR
2.0%/yr
Modest annualised return
Cash left in
£3K
Stays in after refinancing at value
Price £90KCash to buy £43KReturn before costs on price 12.89%5-yr return on cash 17%Rent est. £967 (£935–£1,000)
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: £935–£1,000/mo · n=89
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 (£9,061–£16,913 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£67
after mortgage, operating costs & tax
Rent in£967/mo gross
£930/mo collected · £37/mo lost to voids
Where it goes
£366Mortgage£482Costs
£67/mo left as profit · 7% of rent kept
Mortgage£366
Costs£482
Management£97
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£8
Service charge + ground rent£138
Ltd co. accounts£104
Tax£16
Profit+£67
Returns
Return before costs on price12.89%
Cash return on cash1.84%
Gross margin£448
Cash needed£43,431
Monthly profit payback54y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.54
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 | £11,604 | £5,781 | £4,388 | £0 | £273 | £1,162 | £1,162 |
| Year 2 | £11,952 | £5,955 | £4,388 | £0 | £306 | £1,304 | £2,466 |
| Year 3 | £12,311 | £6,133 | £4,388 | £0 | £340 | £1,450 | £3,917 |
| Year 4 | £12,680 | £6,317 | £4,388 | £0 | £375 | £1,600 | £5,517 |
| Year 5 | £13,060 | £6,507 | £4,388 | £0 | £412 | £1,754 | £7,271 |
Disposal gain (gross)-£11,698
CGT£0
Net Disposal proceeds£96,883
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold130 yr
Tenure & planning130 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 cohortSN2 2EE · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bath · 41.2 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 · 1-bath · 806 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,642–£10,478
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,866–£16,926
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
Rent it out wins — +£67/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 | 12.89% | +£67 | £43,431 | 16.7% | Low | Feasible |
| Housing-benefit rent | 10.44% | -£120 | £43,431 | -5.7% | Med | Feasible |
| Council lease | 10.44% | +£40 | £43,431 | 8.4% | Low | Feasible |
| Refurb & refinance | 12.89% | +£67 | £52,763 | 13.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£329 | £113,413 | -5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
- Scheme type:
- PSL
- 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
Rent by the room conversion upside
+£349/mo cash flow vs Rent it out if converted to Rent by the room
32.00% Return before costs on price converted vs 12.89% as-is
As-is Rent it out
Monthly profit+£187
Return before costs on price12.89%
Cash needed£34,398
If converted to Rent by the room
Monthly profit+£536
Return before costs on price32.00%
Cash needed£50,398
Δ vs Rent it out Monthly profit+£349
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£28,678–£54,000full refurb + room split
⚠️ Capped at 60% of £90,000 asking (£54,000). Raw model: £42,550–£80,120. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,823–£11,647
- 1 × bathroom£3,842–£7,043
- Rewire£2,173–£3,803
- Replumb£1,630–£3,259
- Windows£5,432–£9,778
- Paint + decor£3,803–£7,062
- Flooring£5,976–£11,408
Comparables
sold within 0.5 miWide · CV 30.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodMoredon Primary SchoolPrimary · Academy converter · SN2 2JG
- Not ratedEven Swindon Primary SchoolPrimary · Academy converter · SN2 2UJ
- Not ratedNova Hreod AcademySecondary · Academy converter · SN2 2NQ
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£11,604
Section 24 credit£0
Annual tax due£273
Post-tax Monthly profit annual£716
Exit costs
Projected sale price (5y · 2%/yr growth)£99,367
Capital gain (pre-CGT)£9,367
Sale costs (~2.5%)£2,484
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£7,271
Rates as of Oct 2024
Acquisition costs
£43,431cash neededPurchase price£90,000
Deposit (25%)£22,500
Stamp duty+5% additional-property surcharge£4,500
Refurb£12,081
Legal + survey£2,000
Mortgage fees£2,350
Total cash neededdeposit + costs (loan covers the rest)£43,431
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Investment buyers only with tenant in situ currently paying £950 per month!
This two-bedroom flat is offered in Swindon as an investment opportunity, with tenants in situ.
Floor plans
Listing metazoopla · Romans - Swindon
About this listing
87 days · ZooplaPrice history
5-year price trend
Monthly profit
+£67
Cash needed
£43K
Return after costs
1.84%
IRR
1.99%
Listed 87d ago
Saltash Road, Swindon SN2
flat · 2 bed · 1 bath · 806 sqft
£90,000
est £967 · 12.89% gross
Leasehold 130yrEPC C
Priced below market
1 / 9
100/100
Strong
12.89% — verify the rent + comps locally.
Priced below market -38% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.89% Return before costs — above-market
Price
£90K
37% below sold comps
Return before costs
12.89%
est rent £967/mo89 comps within 1.5 kmRange £935–£1,000/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £935–£1,000/mo · n=89
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 (£9,061–£16,913 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£67
after mortgage, operating costs & tax
Rent in£967/mo gross
£930/mo collected · £37/mo lost to voids
Where it goes
£366Mortgage£482Costs
£67/mo left as profit · 7% of rent kept
Mortgage£366
Costs£482
Management£97
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£8
Service charge + ground rent£138
Ltd co. accounts£104
Tax£16
Profit+£67
Returns
Return before costs on price12.89%
Cash return on cash1.84%
Gross margin£448
Cash needed£43,431
Monthly profit payback54y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.54
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
- Scheme type:
- PSL
- 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 | £11,604 | £5,781 | £4,388 | £0 | £273 | £1,162 | £1,162 |
| Year 2 | £11,952 | £5,955 | £4,388 | £0 | £306 | £1,304 | £2,466 |
| Year 3 | £12,311 | £6,133 | £4,388 | £0 | £340 | £1,450 | £3,917 |
| Year 4 | £12,680 | £6,317 | £4,388 | £0 | £375 | £1,600 | £5,517 |
| Year 5 | £13,060 | £6,507 | £4,388 | £0 | £412 | £1,754 | £7,271 |
Rent by the room upside
What we verified
6206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining130 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£1,427/yr
Ground rentDoubling clauses kill mortgageability£224/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 30.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£878
Annual rental tax£188
CGT yr 5£0 · company level
5y net total£7,271
Acquisition costs
25% deposit£22,500
Stamp duty£4,500
Refurb£12,081
Legal + survey£2,000
Mortgage + broker£2,350
Cash needed£43,431
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
Investment buyers only with tenant in situ currently paying £950 per month!
This two-bedroom flat is offered in Swindon as an investment opportunity, with tenants in situ.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice