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Year 5 disposal
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36/ 100
Weak
7.55% return before costs — verify the rent + comps locally.
Why it works
- 7.55% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Floor area 408 sqft — small for the type
- Monthly profit −£184/mo — mildly negative — equity build may cover
- -2.7% 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
−£184/mo
You top up £184/mo
Price
£200K
No local sold comps to compare
Return · IRR
-2.7%/yr
Loses money over 5 years
Cash to get in
£77K
Deposit + fees + refurb
Return before costs on price 7.55%5-yr return on cash -7%Rent est. £1,258 (£1,188–£1,332)
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: £1,188–£1,332/mo · n=40
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 (£7,435–£13,878 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
-£184
after mortgage, operating costs & tax
Rent in£1,258/mo gross
£1,210/mo collected · £48/mo lost to voids
Where it goes
£813Mortgage£581Costs
Outgoings exceed rent — you top up £184/mo
Mortgage£813
Costs£581
Management£126
Maintenance£67
Insurance£28
CapEx reserve£63
Voids + council tax£5
Service charge + ground rent£188
Ltd co. accounts£104
Tax—
Shortfall−£184
Returns
Return before costs on price7.55%
Cash return on cash-2.85%
Gross margin£629
Cash needed£77,413
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.49
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 | £15,096 | £6,969 | £9,750 | £0 | £0 | -£1,623 | -£1,623 |
| Year 2 | £15,549 | £7,178 | £9,750 | £0 | £0 | -£1,379 | -£3,002 |
| Year 3 | £16,015 | £7,393 | £9,750 | £0 | £0 | -£1,128 | -£4,130 |
| Year 4 | £16,496 | £7,615 | £9,750 | £0 | £0 | -£869 | -£4,999 |
| Year 5 | £16,991 | £7,844 | £9,750 | £0 | £0 | -£603 | -£5,602 |
Disposal gain (gross)-£8,117
CGT£0
Net Disposal proceeds£215,296
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Leaseholdmaterial factsListing extract
Service charge
Annual running cost
£1,950/yr
Extracted from listing description · verify with solicitor
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
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 cohortGU2 9GA · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 32.2 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
1-bed · 1-bath · 408 sqft
£15k–£29k
£ per sqft
building cost only
£36–£71
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£2,856–£5,304
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£4,488–£8,568
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history59d on marketno cuts yet
Strategy matrix
Rent it out wins — -£184/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 | 7.55% | -£184 | £77,413 | -7.2% | Low | Feasible |
| Housing-benefit rent | 5.68% | -£496 | £77,413 | -31.0% | Med | Feasible |
| Council lease | 0.00% | -£1,200 | £77,413 | -94.8% | Low | Feasible |
| Refurb & refinance | 7.55% | -£184 | £91,378 | -6.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£387 | £227,378 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Guildford · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £947
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
+£158/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 7.55% as-is
As-is Rent it out
Monthly profit+£30
Return before costs on price7.55%
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+£158
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miLoading 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
- GoodStoughton Infant SchoolPrimary · Academy converter · GU2 9ZT
- Not ratedThe Hope ServiceNot applicable · Pupil referral unit · GU2 9RS
- Not ratedNorthmead Junior SchoolPrimary · Academy converter · GU2 9ZA
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£15,096
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,204
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-£5,602
Rates as of Oct 2024
Acquisition costs
£77,413cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£9,913
Legal + survey£2,000
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£77,413
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A well-presented first floor apartment offering bright and spacious accommodation, situated in a convenient residential location within easy reach of Guildford town centre and mainline railway station. The property benefits from well-maintained communal gardens and communal parking.
The accommodation is accessed via a secure communal entrance leading to the first floor. Inside, the entrance hall provides useful storage and access to all principal rooms. The sitting room is a…
Floor plans
Listing metazoopla · Seymours - Guildford
About this listing
59 days · ZooplaPrice history
5-year price trend
Monthly profit
−£184
Cash needed
£77K
Return after costs
-2.85%
IRR
-2.66%
Listed 59d ago
Belvedere Close, Guildford, Surrey GU2
flat · 1 bed · 1 bath · 408 sqft
£200,000
est £1,258 · 7.55% gross
Leasehold 999yrEPC D
1 / 15
36/100
Marginal
7.55% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.55% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£200K
Return before costs
7.55%
est rent £1,258/mo40 comps within 1.5 kmRange £1,188–£1,332/mo (Q1–Q3)
Bedrooms
1
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: £1,188–£1,332/mo · n=40
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 (£7,435–£13,878 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
-£184
after mortgage, operating costs & tax
Rent in£1,258/mo gross
£1,210/mo collected · £48/mo lost to voids
Where it goes
£813Mortgage£581Costs
Outgoings exceed rent — you top up £184/mo
Mortgage£813
Costs£581
Management£126
Maintenance£67
Insurance£28
CapEx reserve£63
Voids + council tax£5
Service charge + ground rent£188
Ltd co. accounts£104
Tax—
Shortfall−£184
Returns
Return before costs on price7.55%
Cash return on cash-2.85%
Gross margin£629
Cash needed£77,413
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.49
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Guildford · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £947
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 | £15,096 | £6,969 | £9,750 | £0 | £0 | -£1,623 | -£1,623 |
| Year 2 | £15,549 | £7,178 | £9,750 | £0 | £0 | -£1,379 | -£3,002 |
| Year 3 | £16,015 | £7,393 | £9,750 | £0 | £0 | -£1,128 | -£4,130 |
| Year 4 | £16,496 | £7,615 | £9,750 | £0 | £0 | -£869 | -£4,999 |
| Year 5 | £16,991 | £7,844 | £9,750 | £0 | £0 | -£603 | -£5,602 |
Rent by the room upside
What we verified
4306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remainingFreehold
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
Service chargeReduces net yield£1,950/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,602
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£9,913
Legal + survey£2,000
Mortgage + broker£4,000
Cash needed£77,413
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
A well-presented first floor apartment offering bright and spacious accommodation, situated in a convenient residential location within easy reach of Guildford town centre and mainline railway station. The property benefits from well-maintained communal gardens and communal parking.
The accommodation is accessed via a secure communal entrance leading to the first floor. Inside, the entrance hall provides useful storage and access to all principal rooms. The sitting room is a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice