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Year 5 disposal
⊞ View all 9
6/ 100
Weak
6.19% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£351/mo — significantly negative — real recurring drain
- -2.6% 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.
- 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
−£351/mo
You top up £351/mo
Price
£475K
No local sold comps to compare
Return · IRR
-2.6%/yr
Loses money over 5 years
Cash to get in
£190K
Deposit + fees + refurb
Return before costs on price · Rent by the room 6.19%5-yr return on cash -5%Rent est. £2,195 (£1,994–£2,416)
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: £1,994–£2,416/mo · n=10
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 (£17,630–£32,908 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£351
after mortgage, operating costs & tax
Rent in£2,195/mo gross
£2,111/mo collected · £84/mo lost to voids
Where it goes
£1,930Mortgage£532Costs
Outgoings exceed rent — you top up £351/mo
Mortgage£1,930
Costs£532
Management£220
Maintenance£50
Insurance£40
CapEx reserve£110
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£351
Returns
Return before costs on price5.55%
Cash return on cash-2.22%
Gross margin£1,579
Cash needed£190,031
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.09
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 | £26,340 | £6,380 | £23,156 | £0 | £0 | -£3,196 | -£3,196 |
| Year 2 | £27,130 | £6,571 | £23,156 | £0 | £0 | -£2,597 | -£5,794 |
| Year 3 | £27,944 | £6,769 | £23,156 | £0 | £0 | -£1,981 | -£7,774 |
| Year 4 | £28,782 | £6,972 | £23,156 | £0 | £0 | -£1,345 | -£9,120 |
| Year 5 | £29,646 | £7,181 | £23,156 | £0 | £0 | -£691 | -£9,811 |
Disposal gain (gross)-£26,829
CGT£0
Net Disposal proceeds£511,327
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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 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
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 cohortSM1 2RP · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Imperial College · 15 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 · 1155 sqft · London ×1.4
£41k–£78k
£ per sqft
building cost only
£35–£68
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£11,550–£20,790
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£16,170–£30,030
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history64d on marketno cuts yet
Strategy matrix
Rent it out wins — -£351/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 | 5.55% | -£351 | £190,031 | -5.2% | Low | Feasible |
| Housing-benefit rent | 3.78% | -£1,014 | £190,031 | -26.4% | Med | Feasible |
| Council lease | 3.78% | -£703 | £190,031 | -19.8% | Low | Feasible |
| Refurb & refinance | 5.55% | -£351 | £223,183 | -4.4% | Med | Feasible |
| Short-stay let / Airbnb | 1.33% | -£1,953 | £190,031 | -61.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £547,558 | 4% | Med | Feasible |
| Rent by the room | 6.19% | -£1,875 | £216,031 | -46.3% | — | Feasible |
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 London · cap £1,496/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South London
- LHA monthly cap:
- £1,496
- Scheme type:
- PSL
- Premium:
- +0% 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
Local lettings demandby strategyLive area data
Short-stay let25% occupancy
£70/night ADR
Based on 7 short-let comps nearby
Rent by the room conversion upside
-£566/mo cash flow vs Rent it out if converted to Rent by the room
6.06% Return before costs on price converted vs 5.55% as-is
Room mix (3 lettable rooms)
1× Double @ £866/mo1× Single @ £616/mo1× En-suite @ £966/mo
≈ £2,449/mo gross room income
As-is Rent it out
Monthly profit-£277
Return before costs on price5.55%
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-£566
Show conversion detail
Conversion cost estimate
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£75,660–£140,835full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£5,775–£10,395
- Replumb£4,620–£9,240
- Windows£12,705–£23,100
- Paint + decor£11,550–£20,790
- Flooring£16,170–£30,030
Based on 388 HMO comps within 4.4 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodThe Limes CollegeNot applicable · Academy alternative provision converter · SM1 2SD
- GoodRobin Hood Infants' SchoolPrimary · Community school · SM1 2SF
- Not ratedHomefield Preparatory SchoolNot applicable · Other independent school · SM1 2TE
- Not ratedSutton High School GDSTNot applicable · Other independent school · SM1 2AX
- Not ratedThomas Wall Nursery SchoolNursery · Local authority nursery school · SM1 2SF
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£26,340
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,209
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-£9,811
Rates as of Oct 2024
Acquisition costs
£190,031cash neededPurchase price£475,000
Deposit (25%)£118,750
Stamp duty+5% additional-property surcharge£37,500
Refurb£23,506
Legal + survey£2,150
Mortgage fees£8,125
Total cash neededdeposit + costs (loan covers the rest)£190,031
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary A chain-free three-bedroom home arranged over three floors on Collingwood Road. The property includes a living/dining room, separate kitchen, family bathroom, private rear garden, gas central heating, off-street parking, with Sutton stations, schools and local amenities nearby.
Description This three-bedroom property is arranged over three floors and is offered to the market chain free. The property is presented in good order and offers practical accommodation, with…
Floor plans
Nearby active comparables4 rentals
Comparable rentals
SM1 · same beds + typeMedian nearby: £2,450/mo · 4 of 4 already let+£255 vs our est
- Fairlands Avenue, SuttonLet3b£2,400/moMay 2026
- Cowper Avenue, Sutton, SM1Let3b£5,000/moMay 2026
- Parsons Close, Sutton, SM1Let3b£2,300/moMay 2026
- Cowper Avenue, Sutton, SM1Let3b£2,500/moApr 2026
Other deals nearby
SM1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Barnard Marcus - Sutton
About this listing
64 days · ZooplaPrice history
5-year price trend
Monthly profit
−£351
Cash needed
£190K
Return after costs
-2.22%
IRR
-2.62%
Listed 64d ago
Collingwood Road, Sutton SM1
terraced · 3 bed · 2 bath
£475,000
est £2,195 · 5.55% gross
Chain free
1 / 9
6/100
Marginal
6.19% Rent by the room strategy — market rent unverified, verify locally.
Chain free
Price
£475K
Return before costs (best)
6.19%
Rent by the room
Bedrooms
3
2 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: £1,994–£2,416/mo · n=10
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 (£17,630–£32,908 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£351
after mortgage, operating costs & tax
Rent in£2,195/mo gross
£2,111/mo collected · £84/mo lost to voids
Where it goes
£1,930Mortgage£532Costs
Outgoings exceed rent — you top up £351/mo
Mortgage£1,930
Costs£532
Management£220
Maintenance£50
Insurance£40
CapEx reserve£110
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£351
Returns
Return before costs on price5.55%
Cash return on cash-2.22%
Gross margin£1,579
Cash needed£190,031
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.09
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 London · cap £1,496/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South London
- LHA monthly cap:
- £1,496
- Scheme type:
- PSL
- Premium:
- +0% 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 | £26,340 | £6,380 | £23,156 | £0 | £0 | -£3,196 | -£3,196 |
| Year 2 | £27,130 | £6,571 | £23,156 | £0 | £0 | -£2,597 | -£5,794 |
| Year 3 | £27,944 | £6,769 | £23,156 | £0 | £0 | -£1,981 | -£7,774 |
| Year 4 | £28,782 | £6,972 | £23,156 | £0 | £0 | -£1,345 | -£9,120 |
| Year 5 | £29,646 | £7,181 | £23,156 | £0 | £0 | -£691 | -£9,811 |
Rent by the room upside
What we verified
5007
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▾
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading 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-£9,811
Acquisition costs
25% deposit£118,750
Stamp duty£37,500
Refurb£23,506
Legal + survey£2,150
Mortgage + broker£8,125
Cash needed£190,031
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 A chain-free three-bedroom home arranged over three floors on Collingwood Road. The property includes a living/dining room, separate kitchen, family bathroom, private rear garden, gas central heating, off-street parking, with Sutton stations, schools and local amenities nearby.
Description This three-bedroom property is arranged over three floors and is offered to the market chain free. The property is presented in good order and offers practical accommodation, with…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice