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Year 5 disposal
⊞ View all 4
85/ 100
Strong
Strong investment fundamentals.
Why it works
- 9.14% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (115 yrs) — no short-lease drag
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£35/mo
Barely breaks even each month
Price vs market
Above comparable sales
+18% vs 12 sold
Return · IRR
0.8%/yr
Modest annualised return
Cash to get in
£76K
Deposit + fees + refurb
Price £200KReturn before costs on price 9.14%5-yr return on cash 10%Rent est. £1,524 (£1,451–£1,601)
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: £1,451–£1,601/mo · n=63
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 (£6,685–£12,478 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 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
+£35
after mortgage, operating costs & tax
Rent in£1,524/mo gross
£1,465/mo collected · £59/mo lost to voids
Where it goes
£813Mortgage£610Costs
£35/mo left as profit · 2% of rent kept
Mortgage£813
Costs£610
Management£152
Maintenance£67
Insurance£28
CapEx reserve£76
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£8
Profit+£35
Returns
Return before costs on price9.14%
Cash return on cash0.54%
Gross margin£855
Cash needed£76,413
Monthly profit payback100+ yrs
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 | £18,288 | £7,322 | £9,750 | £0 | £231 | £985 | £985 |
| Year 2 | £18,837 | £7,541 | £9,750 | £0 | £294 | £1,251 | £2,237 |
| Year 3 | £19,402 | £7,768 | £9,750 | £0 | £358 | £1,526 | £3,763 |
| Year 4 | £19,984 | £8,001 | £9,750 | £0 | £424 | £1,809 | £5,572 |
| Year 5 | £20,583 | £8,241 | £9,750 | £0 | £493 | £2,100 | £7,672 |
Disposal gain (gross)-£7,117
CGT£0
Net Disposal proceeds£215,296
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold115 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
115 yr
Extracted from listing description · verify with solicitor
Tenure & planning115 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortSG1 1AP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 40.2 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 · 551 sqft
£17k–£34k
£ per sqft
building cost only
£31–£62
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,857–£7,163
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,061–£11,571
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history78d on marketno cuts yet
Strategy matrix
Rent it out wins — +£35/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 | 9.14% | +£35 | £76,413 | 10.0% | Low | Feasible |
| Housing-benefit rent | 5.83% | -£469 | £76,413 | -29.0% | Med | Feasible |
| Council lease | 5.83% | -£263 | £76,413 | -18.0% | Low | Feasible |
| Refurb & refinance | 9.14% | +£35 | £89,978 | 8.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £225,978 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Stevenage & North Herts · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Stevenage & North Herts
- LHA monthly cap:
- £972
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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
-£17/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 9.14% as-is
As-is Rent it out
Monthly profit+£205
Return before costs on price9.14%
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-£17
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
Planning approval likelihood
Likely approvable · 87% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 90% (31 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£33,625–£63,545full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,204–£3,857
- Replumb£1,653–£3,306
- Windows£5,510–£9,918
- Paint + decor£3,857–£7,163
- Flooring£6,061–£11,571
Comparables
sold within 0.5 miWide · CV 31.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Stevenage
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodBedwell Primary SchoolPrimary · Community school · SG1 1NJ
- GoodSaint Vincent de Paul Catholic Primary SchoolPrimary · Academy converter · SG1 1NJ
- Not ratedNorth Hertfordshire College16 plus · Further education · SG1 1LA
- Not ratedBroom Barns Primary SchoolPrimary · Foundation school · SG1 1UE
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£18,288
Section 24 credit£0
Annual tax due£231
Post-tax Monthly profit annual£282
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£7,672
Rates as of Oct 2024
Acquisition costs
£76,413cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£8,913
Legal + survey£2,000
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£76,413
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Offered for sale with no upward chain, this well-presented two double bedroom apartment enjoys a highly convenient town centre position, ideally placed within easy walking distance of Stevenage mainline railway station, providing fast and frequent services into London.
The property represents an excellent opportunity for both first-time buyers and investors, with the option to purchase with the existing tenant in situ or with vacant possession, subject to the necessary arran…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
SG1 · same beds + typeMedian nearby: £1,450/mo · 20 of 20 already let-£74 vs our est
- Kings Road, Stevenage, SG1Let2b£1,600/moMay 2026
- Brickdale House, SG1Let2b£1,300/moMay 2026
- Kings Road, Stevenage SG1Let2b£1,600/moMay 2026
- Swingate, Stevenage, SG1Let2b£1,300/moMay 2026
- Admiral Drive, Stevenage, SG1Let2b£1,395/moMay 2026
- Skyline House, Swingate, Stevenage, S…Let2b£1,550/moMay 2026
- Mulberry House, Stevenage, SG1Let2b£1,500/moMay 2026
- Brickdale House, Stevenage, SG1Let2b£1,350/moMay 2026
- Jessop Road, Stevenage, SG1Let2b£1,650/moMay 2026
- Southgate, Stevenage, SG1Let2b£1,400/moMay 2026
- Kilby Road, Stevenage, SG1Let2b£1,450/moMay 2026
- Swingate, STEVENAGE, SG1Let2b£1,400/moMay 2026
- Fintry Lodge, Mendip Way, Stevenage,…Let2b£1,300/moMay 2026
- Briggs Close, Stevenage, Hertfordshir…Let2b£1,695/moMay 2026
- Briggs Close, Stevenage, Hertfordshir…Let2b£1,569/moMay 2026
- Woolners Way, Stevenage, Hertfordshir…Let2b£1,450/moMay 2026
- Admiral Drive, Stevenage, SG1Let2b£1,395/moMay 2026
- North Road, De Havilland House, SG1Let2b£1,450/moMay 2026
- Briggs Close, Stevenage, Hertfordshir…Let2b£1,569/moMay 2026
- Briggs Close, Stevenage, Hertfordshir…Let2b£1,695/moMay 2026
Listing metazoopla · Putterills - Stevenage
About this listing
78 days · ZooplaPrice history
5-year price trend
Monthly profit
+£35
Cash needed
£76K
Return after costs
0.54%
IRR
0.78%
Listed 78d ago
Swingate, Stevenage, Hertfordshire SG1
flat · 2 bed · 1 bath · 551 sqft
£200,000
est £1,524 · 9.14% gross
Chain freeLeasehold 115yr
1 / 4
85/100
Strong
Real 9.14% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.14% Return before costs — above-market
Chain free
Price
£200K
18% above sold comps
Return before costs
9.14%
est rent £1,524/mo63 comps within 1 kmRange £1,451–£1,601/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
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: £1,451–£1,601/mo · n=63
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 (£6,685–£12,478 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 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
+£35
after mortgage, operating costs & tax
Rent in£1,524/mo gross
£1,465/mo collected · £59/mo lost to voids
Where it goes
£813Mortgage£610Costs
£35/mo left as profit · 2% of rent kept
Mortgage£813
Costs£610
Management£152
Maintenance£67
Insurance£28
CapEx reserve£76
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£8
Profit+£35
Returns
Return before costs on price9.14%
Cash return on cash0.54%
Gross margin£855
Cash needed£76,413
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.80
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Stevenage & North Herts · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Stevenage & North Herts
- LHA monthly cap:
- £972
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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 | £18,288 | £7,322 | £9,750 | £0 | £231 | £985 | £985 |
| Year 2 | £18,837 | £7,541 | £9,750 | £0 | £294 | £1,251 | £2,237 |
| Year 3 | £19,402 | £7,768 | £9,750 | £0 | £358 | £1,526 | £3,763 |
| Year 4 | £19,984 | £8,001 | £9,750 | £0 | £424 | £1,809 | £5,572 |
| Year 5 | £20,583 | £8,241 | £9,750 | £0 | £493 | £2,100 | £7,672 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining115 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
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 31.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£97
CGT yr 5£0 · company level
5y net total£7,672
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£8,913
Legal + survey£2,000
Mortgage + broker£4,000
Cash needed£76,413
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 for sale with no upward chain, this well-presented two double bedroom apartment enjoys a highly convenient town centre position, ideally placed within easy walking distance of Stevenage mainline railway station, providing fast and frequent services into London.
The property represents an excellent opportunity for both first-time buyers and investors, with the option to purchase with the existing tenant in situ or with vacant possession, subject to the necessary arran…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice