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Year 5 disposal
⊞ View all 12
30/ 100
Weak
7.00% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.00% return before costs — above-market
- Long lease (995 yrs) — no short-lease drag
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£164/mo — mildly negative — equity build may cover
- -3.4% 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
−£164/mo
You top up £164/mo
Price vs market
Above comparable sales
+8% vs 12 sold
Return · IRR
-3.4%/yr
Loses money over 5 years
Cash to get in
£57K
Deposit + fees + refurb
Price £140KReturn before costs on price 7.00%5-yr return on cash -11%Rent est. £817 (£750–£890)
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: £750–£890/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£6,862–£12,809 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £105,000 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
-£164
after mortgage, operating costs & tax
Rent in£817/mo gross
£786/mo collected · £31/mo lost to voids
Where it goes
£569Mortgage£381Costs
Outgoings exceed rent — you top up £164/mo
Mortgage£569
Costs£381
Management£82
Maintenance£67
Insurance£20
CapEx reserve£41
Voids + council tax£6
Service charge + ground rent£61
Ltd co. accounts£104
Tax—
Shortfall−£164
Returns
Return before costs on price7.00%
Cash return on cash-3.48%
Gross margin£405
Cash needed£56,549
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.38
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 | £9,804 | £4,571 | £6,825 | £0 | £0 | -£1,592 | -£1,592 |
| Year 2 | £10,098 | £4,708 | £6,825 | £0 | £0 | -£1,435 | -£3,027 |
| Year 3 | £10,401 | £4,849 | £6,825 | £0 | £0 | -£1,273 | -£4,301 |
| Year 4 | £10,713 | £4,995 | £6,825 | £0 | £0 | -£1,107 | -£5,407 |
| Year 5 | £11,034 | £5,145 | £6,825 | £0 | £0 | -£935 | -£6,343 |
Disposal gain (gross)-£7,742
CGT£0
Net Disposal proceeds£150,707
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold995 yr
Tenure & planning995 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
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 cohortDE21 7UJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Nottingham · 13.9 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 · 570 sqft
£17k–£35k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,990–£7,410
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,270–£11,970
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history71d on marketno cuts yet
Strategy matrix
Council lease wins — -£45/mo · £119/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.00% | -£164 | £56,549 | -11.2% | Low | Feasible |
| Housing-benefit rent | 5.08% | -£387 | £56,549 | -34.7% | Med | Feasible |
| ⭐ Council lease | 7.00% | -£45 | £56,549 | -1.4% | Low | Feasible |
| Refurb & refinance | 7.00% | -£164 | £67,209 | -9.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£252 | £162,109 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
+£464/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 7.00% as-is
As-is Rent it out
Monthly profit-£87
Return before costs on price7.00%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costs on price20.57%
Cash needed£62,898
Δ vs Rent it out Monthly profit+£464
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
£34,290–£64,780full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,280–£3,990
- Replumb£1,710–£3,420
- Windows£5,700–£10,260
- Paint + decor£3,990–£7,410
- Flooring£6,270–£11,970
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
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodAsterdale Primary SchoolPrimary · Academy converter · DE21 7PH
- GoodBorrow Wood Primary SchoolPrimary · Academy converter · DE21 7QW
- GoodSt Werburgh's CofE Primary SchoolPrimary · Academy converter · DE21 7LL
- Not ratedSpringfield Primary SchoolPrimary · Academy converter · DE21 7AB
- Not ratedWest Park SchoolSecondary · Academy converter · DE21 7BT
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£9,804
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,969
Exit costs
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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-£6,343
Rates as of Oct 2024
Acquisition costs
£56,549cash neededPurchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£9,149
Legal + survey£2,000
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£56,549
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A modern two bedroom ground floor apartment being sold with no upward chain. A well presented two bedroom ground floor apartment, constructed in 2022 and offered for sale with no upward chain. Situated in the popular village of Spondon, the property benefits from an open plan kitchen diner, allocated parking space and a convenient location close to a wide range of local amenities, making it an ideal first time buy, investment or downsize opportunity.
A well presented two bed…
Floor plans
Nearby active comparables3 rentals · 5 deals
Comparable rentals
DE21 · same beds + typeMedian nearby: £800/mo · 2 of 3 already let-£17 vs our est
- Beaufort Gardens, DERBY2b£800/moMay 2026
- Beaufort Gardens, Derby, DE21Let2b£795/moMay 2026
- Pintle Place, Spondon DE21Let2b£850/moApr 2026
Listing metazoopla · Robert Ellis - Long Eaton
About this listing
71 days · ZooplaPrice history
5-year price trend
Monthly profit
−£164
Cash needed
£57K
Return after costs
-3.48%
IRR
-3.37%
Listed 71d ago
Pintle Place, Spondon DE21
flat · 2 bed · 1 bath · 570 sqft
£140,000
est £817 · 7.00% gross
Leasehold 995yrEPC B
1 / 12
30/100
Marginal
7.00% — verify the rent + comps locally.
7.00% Return before costs — above-market
Price
£140K
8% above sold comps
Return before costs
7.00%
est rent £817/monot enough comparablesRange £750–£890/mo (Q1–Q3)
Bedrooms
2
1 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: £750–£890/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£6,862–£12,809 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £105,000 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
-£164
after mortgage, operating costs & tax
Rent in£817/mo gross
£786/mo collected · £31/mo lost to voids
Where it goes
£569Mortgage£381Costs
Outgoings exceed rent — you top up £164/mo
Mortgage£569
Costs£381
Management£82
Maintenance£67
Insurance£20
CapEx reserve£41
Voids + council tax£6
Service charge + ground rent£61
Ltd co. accounts£104
Tax—
Shortfall−£164
Returns
Return before costs on price7.00%
Cash return on cash-3.48%
Gross margin£405
Cash needed£56,549
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.38
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £9,804 | £4,571 | £6,825 | £0 | £0 | -£1,592 | -£1,592 |
| Year 2 | £10,098 | £4,708 | £6,825 | £0 | £0 | -£1,435 | -£3,027 |
| Year 3 | £10,401 | £4,849 | £6,825 | £0 | £0 | -£1,273 | -£4,301 |
| Year 4 | £10,713 | £4,995 | £6,825 | £0 | £0 | -£1,107 | -£5,407 |
| Year 5 | £11,034 | £5,145 | £6,825 | £0 | £0 | -£935 | -£6,343 |
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 remaining995 yr
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
Service chargeReduces net yield£731/yr
Ground rentDoubling clauses kill mortgageability£1/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 31.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,365
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,343
Acquisition costs
25% deposit£35,000
Stamp duty£7,300
Refurb£9,149
Legal + survey£2,000
Mortgage + broker£3,100
Cash needed£56,549
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 modern two bedroom ground floor apartment being sold with no upward chain. A well presented two bedroom ground floor apartment, constructed in 2022 and offered for sale with no upward chain. Situated in the popular village of Spondon, the property benefits from an open plan kitchen diner, allocated parking space and a convenient location close to a wide range of local amenities, making it an ideal first time buy, investment or downsize opportunity.
A well presented two bed…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice