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Year 5 disposal
BMV -3%
⊞ View all 20
0/ 100
Weak
3.15% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 3.15% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,172/mo — heavily negative — needs monthly capital injection
- -9.0% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£1K/mo
You top up £1K/mo
Price
£475K
Around comparable sold prices
Return · IRR
-9.0%/yr
Loses money over 5 years
Cash to get in
£177K
Deposit + fees + refurb
Return before costs on price 3.15%5-yr return on cash -36%Rent est. £1,245 (£1,149–£1,349)
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: £1,149–£1,349/mo · n=144
Financing
DepositYour cash in — the rest is the mortgage25% · £118,750
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £356,250 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
-£1,172
after mortgage, operating costs & tax
Rent in£1,245/mo gross
£1,197/mo collected · £48/mo lost to voids
Where it goes
£1,930Mortgage£439Costs
Outgoings exceed rent — you top up £1,172/mo
Mortgage£1,930
Costs£439
Management£125
Maintenance£100
Insurance£40
CapEx reserve£62
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£1,172
Returns
Return before costs on price3.15%
Cash return on cash-7.93%
Gross margin£758
Cash needed£177,289
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.62
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 | £14,940 | £5,273 | £23,156 | £0 | £0 | -£13,489 | -£13,489 |
| Year 2 | £15,388 | £5,431 | £23,156 | £0 | £0 | -£13,199 | -£26,687 |
| Year 3 | £15,850 | £5,594 | £23,156 | £0 | £0 | -£12,900 | -£39,587 |
| Year 4 | £16,325 | £5,761 | £23,156 | £0 | £0 | -£12,592 | -£52,180 |
| Year 5 | £16,815 | £5,934 | £23,156 | £0 | £0 | -£12,275 | -£64,455 |
Disposal gain (gross)-£14,087
CGT£0
Net Disposal proceeds£511,327
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 profileMixed demand
Tenant profilelikely cohortBH6 5ND · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Southampton · 36.1 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 · 810 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£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history66d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£2,067/mo · £3,239/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 | 3.15% | -£1,172 | £177,289 | -36.4% | Low | Feasible |
| Housing-benefit rent | 2.21% | -£1,533 | £177,289 | -48.7% | Med | Feasible |
| Council lease | 0.00% | -£2,174 | £177,289 | -74.1% | Low | Feasible |
| Refurb & refinance | 3.15% | -£1,172 | £205,345 | -31.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 20.51% | +£2,067 | £177,289 | 77.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £529,720 | 7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bournemouth · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bournemouth
- LHA monthly cap:
- £873
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 let36% occupancy
£746/night ADR
Based on 4 short-let comps nearby
Rent by the room conversion upside
+£205/mo cash flow vs Rent it out if converted to Rent by the room
6.06% Return before costs on price converted vs 3.15% as-is
As-is Rent it out
Monthly profit-£1,048
Return before costs on price3.15%
Cash needed£130,648
If converted to Rent by the room
Monthly profit-£843
Return before costs on price6.06%
Cash needed£146,648
Δ vs Rent it out Monthly profit+£205
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
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miWide · CV 25.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodStourfield Infant SchoolPrimary · Academy converter · BH6 5JS
- Not ratedStourfield Junior SchoolPrimary · Academy converter · BH6 5JG
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£14,940
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£14,063
Exit costs
Projected sale price (5y · 2%/yr growth)£524,438
Capital gain (pre-CGT)£49,438
Sale costs (~2.5%)£13,111
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-£64,455
Rates as of Oct 2024
Acquisition costs
£177,289cash neededPurchase price£475,000
Deposit (25%)£118,750
Stamp duty+5% additional-property surcharge£37,500
Refurb£10,764
Legal + survey£2,150
Mortgage fees£8,125
Total cash neededdeposit + costs (loan covers the rest)£177,289
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary Connells Southbourne are pleased to offer this well presented detached bungalow. It briefly comprises; two double bedrooms, family bathroom, separate WC, sitting room, sun room and enclosed private rear garden. The parade of shops at Tuckton are within 500 meters.
Description Located within 100m of Iford Playing Fields and the picturesque River Stour, this beautifully presented two double bedroom bungalow offers versatile living throughout. The property features two…
Floor plans
Listing metazoopla · Connells - Southbourne
About this listing
66 days · ZooplaPrice history
5-year price trend
Monthly profit
−£1,172
Cash needed
£177K
Return after costs
-7.93%
IRR
-8.98%
Listed 66d ago
Saxonbury Road, Bournemouth BH6
detached · 2 bed · 1 bath
£475,000
est £1,245 · 3.15% gross
EPC D
Priced below market
1 / 20
0/100
Marginal
3.15% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£475K
3% below sold comps
Return before costs
3.15%
est rent £1,245/monot enough comparablesRange £1,149–£1,349/mo (Q1–Q3)
Bedrooms
2
1 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: £1,149–£1,349/mo · n=144
Financing
DepositYour cash in — the rest is the mortgage25% · £118,750
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £356,250 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
-£1,172
after mortgage, operating costs & tax
Rent in£1,245/mo gross
£1,197/mo collected · £48/mo lost to voids
Where it goes
£1,930Mortgage£439Costs
Outgoings exceed rent — you top up £1,172/mo
Mortgage£1,930
Costs£439
Management£125
Maintenance£100
Insurance£40
CapEx reserve£62
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£1,172
Returns
Return before costs on price3.15%
Cash return on cash-7.93%
Gross margin£758
Cash needed£177,289
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.62
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bournemouth · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bournemouth
- LHA monthly cap:
- £873
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 | £14,940 | £5,273 | £23,156 | £0 | £0 | -£13,489 | -£13,489 |
| Year 2 | £15,388 | £5,431 | £23,156 | £0 | £0 | -£13,199 | -£26,687 |
| Year 3 | £15,850 | £5,594 | £23,156 | £0 | £0 | -£12,900 | -£39,587 |
| Year 4 | £16,325 | £5,761 | £23,156 | £0 | £0 | -£12,592 | -£52,180 |
| Year 5 | £16,815 | £5,934 | £23,156 | £0 | £0 | -£12,275 | -£64,455 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 25.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,631
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£64,455
Acquisition costs
25% deposit£118,750
Stamp duty£37,500
Refurb£10,764
Legal + survey£2,150
Mortgage + broker£8,125
Cash needed£177,289
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
Summary Connells Southbourne are pleased to offer this well presented detached bungalow. It briefly comprises; two double bedrooms, family bathroom, separate WC, sitting room, sun room and enclosed private rear garden. The parade of shops at Tuckton are within 500 meters.
Description Located within 100m of Iford Playing Fields and the picturesque River Stour, this beautifully presented two double bedroom bungalow offers versatile living throughout. The property features two…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice