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Year 5 disposal
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9/ 100
Weak
5.89% 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)
- Monthly profit −£435/mo — significantly negative — real recurring drain
- -3.4% 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
−£435/mo
You top up £435/mo
Price
£475K
No local sold comps to compare
Return · IRR
-3.4%/yr
Loses money over 5 years
Cash to get in
£182K
Deposit + fees + refurb
Return before costs on price 5.89%5-yr return on cash -8%Rent est. £2,331 (£2,091–£2,599)
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: £2,091–£2,599/mo · n=94
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 (£11,660–£21,764 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£435
after mortgage, operating costs & tax
Rent in£2,331/mo gross
£2,241/mo collected · £90/mo lost to voids
Where it goes
£1,930Mortgage£746Costs
Outgoings exceed rent — you top up £435/mo
Mortgage£1,930
Costs£746
Management£233
Maintenance£67
Insurance£40
CapEx reserve£117
Voids + council tax£11
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£435
Returns
Return before costs on price5.89%
Cash return on cash-2.86%
Gross margin£1,495
Cash needed£182,446
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.16
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 | £27,972 | £8,956 | £23,156 | £0 | £0 | -£4,141 | -£4,141 |
| Year 2 | £28,811 | £9,225 | £23,156 | £0 | £0 | -£3,570 | -£7,711 |
| Year 3 | £29,675 | £9,502 | £23,156 | £0 | £0 | -£2,982 | -£10,693 |
| Year 4 | £30,566 | £9,787 | £23,156 | £0 | £0 | -£2,377 | -£13,070 |
| Year 5 | £31,483 | £10,080 | £23,156 | £0 | £0 | -£1,754 | -£14,824 |
Disposal gain (gross)-£19,244
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
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 cohortTW1 3HN · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 11.4 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 · 638 sqft · London ×1.4
£24k–£47k
£ per sqft
building cost only
£38–£74
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£6,380–£11,484
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,932–£16,588
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history52d on marketno cuts yet
Strategy matrix
Rent it out wins — -£435/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 | 5.89% | -£435 | £182,446 | -8.1% | Low | Feasible |
| Housing-benefit rent | 3.77% | -£1,214 | £182,446 | -34.5% | Med | Feasible |
| Council lease | 3.77% | -£899 | £182,446 | -27.5% | Low | Feasible |
| Refurb & refinance | 5.89% | -£435 | £212,414 | -7.0% | Med | Feasible |
| Short-stay let / Airbnb | 3.71% | -£1,580 | £182,446 | -51.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£386 | £536,789 | 5% | 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 Outer South West London · cap £1,491/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South West London
- LHA monthly cap:
- £1,491
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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
£196/night ADR
Based on 4 short-let comps nearby
Rent by the room conversion upside
-£676/mo cash flow vs Rent it out if converted to Rent by the room
6.06% Return before costs on price converted vs 5.89% as-is
As-is Rent it out
Monthly profit-£167
Return before costs on price5.89%
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-£676
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
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£45,712–£85,758full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£3,190–£5,742
- Replumb£2,552–£5,104
- Windows£7,018–£12,760
- Paint + decor£6,380–£11,484
- Flooring£8,932–£16,588
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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingSt Mary's Church of England Primary SchoolPrimary · Voluntary aided school · TW1 3HE
- GoodOrleans Primary SchoolPrimary · Community school · TW1 3EN
- Not ratedOrleans Park SchoolSecondary · Academy converter · TW1 3BB
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£27,972
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,216
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-£14,824
Rates as of Oct 2024
Acquisition costs
£182,446cash neededPurchase price£475,000
Deposit (25%)£118,750
Stamp duty+5% additional-property surcharge£37,500
Refurb£15,546
Legal + survey£2,525
Mortgage fees£8,125
Total cash neededdeposit + costs (loan covers the rest)£182,446
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A bright, top-floor two-bedroom apartment set within a handsome Victorian conversion, moments from the heart of St Margaret's village and offered chain free.
The flat opens to a spacious reception room with wooden floors and twin front-aspect windows, running open-plan into a bespoke, fully integrated Quantum kitchen with a breakfast bar, a light, sociable space that works equally well for everyday living and entertaining. Both bedrooms are doubles: The principal room has fi…
Floor plans
Listing metazoopla · John D Wood & Co. - St Margarets
About this listing
52 days · ZooplaPrice history
5-year price trend
Monthly profit
−£435
Cash needed
£182K
Return after costs
-2.86%
IRR
-3.42%
Listed 52d ago
Amyand Park Road, Twickenham TW1
flat · 2 bed · 1 bath · 638 sqft
£475,000
est £2,331 · 5.89% gross
Chain freeEPC D
1 / 14
9/100
Marginal
5.89% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£475K
Return before costs
5.89%
est rent £2,331/mo94 comps within 1 kmRange £2,091–£2,599/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: £2,091–£2,599/mo · n=94
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 (£11,660–£21,764 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£435
after mortgage, operating costs & tax
Rent in£2,331/mo gross
£2,241/mo collected · £90/mo lost to voids
Where it goes
£1,930Mortgage£746Costs
Outgoings exceed rent — you top up £435/mo
Mortgage£1,930
Costs£746
Management£233
Maintenance£67
Insurance£40
CapEx reserve£117
Voids + council tax£11
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£435
Returns
Return before costs on price5.89%
Cash return on cash-2.86%
Gross margin£1,495
Cash needed£182,446
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.16
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 Outer South West London · cap £1,491/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South West London
- LHA monthly cap:
- £1,491
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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 | £27,972 | £8,956 | £23,156 | £0 | £0 | -£4,141 | -£4,141 |
| Year 2 | £28,811 | £9,225 | £23,156 | £0 | £0 | -£3,570 | -£7,711 |
| Year 3 | £29,675 | £9,502 | £23,156 | £0 | £0 | -£2,982 | -£10,693 |
| Year 4 | £30,566 | £9,787 | £23,156 | £0 | £0 | -£2,377 | -£13,070 |
| Year 5 | £31,483 | £10,080 | £23,156 | £0 | £0 | -£1,754 | -£14,824 |
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 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-£14,824
Acquisition costs
25% deposit£118,750
Stamp duty£37,500
Refurb£15,546
Legal + survey£2,525
Mortgage + broker£8,125
Cash needed£182,446
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 bright, top-floor two-bedroom apartment set within a handsome Victorian conversion, moments from the heart of St Margaret's village and offered chain free.
The flat opens to a spacious reception room with wooden floors and twin front-aspect windows, running open-plan into a bespoke, fully integrated Quantum kitchen with a breakfast bar, a light, sociable space that works equally well for everyday living and entertaining. Both bedrooms are doubles: The principal room has fi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice