Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Tenanted in situ — instant Monthly profit from completion
Long lease (958 yrs) — no short-lease drag
Why to be cautious
EPC E — must hit C by 2030 (~£6,000–£12,000)
Auction lot — bridging-only finance, 28-day completion
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
+£34/mo
Barely breaks even each month
Price
£120K
No local sold comps to compare
Return · IRR
1.1%/yr
Modest annualised return
Cash to get in
£52K
Deposit + fees + refurb
Return before costson price12.08%5-yr return on cash 12%Rent est. £1,208 (£1,149–£1,270)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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–£1,270/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 loan + £1,000 booking fee
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.
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 history43d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — +£34/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
12.08%
+£34
£51,564
11.6%
Low
Feasible
Housing-benefit rent
7.93%
-£350
£51,564
-32.2%
Med
Feasible
Council lease
7.93%
-£177
£51,564
-18.4%
Low
Feasible
Refurb & refinance
12.08%
+£34
£61,870
9.7%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£443
£143,070
0%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Exeter · cap £793/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Exeter
LHA monthly cap:
£793
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£191/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 12.08% as-is
As-is Rent it out
Monthly profit+£250
Return before costson price12.08%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costson price24.00%
Cash needed£57,898
Δ vs Rent it outMonthly profit+£191
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£38,358–£72,000full refurb + room split
⚠️ Capped at 60% of £120,000 asking (£72,000). Raw model: £48,390–£90,830. Verify with a surveyor before offering.
What's in this cost
Kitchen£6,849–£13,698
2 × bathroom£9,037–£16,567
Rewire£2,568–£4,495
Replumb£1,926–£3,852
Windows£6,421–£11,557
Paint + decor£4,495–£8,347
Flooring£7,063–£13,484
Comparables
sold within 0.5 mi
No data — insufficient comparablesLow confidence
Loading nearby sold…
Location & area intelligence
Transport 70 / 100
Loading map…
Transport score70 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
Christow Primary School
Primary · Academy converter · EX6 7PE
Not rated
Doddiscombsleigh Primary School
Primary · Foundation school · EX6 7PR
Not rated
Dunsford Community Academy
Primary · Academy converter · EX6 7DD
Not rated
Kenn Church of England Primary School
Primary · Academy converter · EX6 7TX
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£297/yr kept
Annual gross rent£14,496
Section 24 credit£0
Annual tax due£201
Post-tax Monthly profitannual£297
Exit costs
£6,005 after CGT
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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 profitafter CGT£6,005
Rates as of Oct 2024
Acquisition costs
£51,564cash needed
Purchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£51,564
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
For Sale By Auction on 10th September 2026 12:00 To inspect the legal documents for this property please see the more information section below or visit our website.
A spacious and well appointed two bedroom ground floor apartment enjoying views over the gardens and grounds of Trehill House, in the sought after village of Kenn. The property comprises of a lounge/diner, kitchen, two double bedrooms, master en-suite bathroom and a shower room, utility cupboard and a garage, be…
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.08% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£120K
Return before costs
12.08%
est rent £1,208/monot enough comparablesRange £1,149–£1,270/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030 ~£6,000–£12,000 upgrade
Deal flags2 issues
Auction
Guide price — assume +20-30% in the room
EPC E — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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–£1,270/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 loan + £1,000 booking fee
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
TenantMonthly profit from day oneIn situ
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 mi
No data — insufficient comparablesLow confidence
Loading nearby sold…
Location & transport
Score 70/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,170
Annual rental tax£95
CGT yr 5£0 · company level
5y net total£6,005
Acquisition costs
£52K
25% deposit£30,000
Stamp duty£6,000
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,800
Cash needed£51,564
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
For Sale By Auction on 10th September 2026 12:00 To inspect the legal documents for this property please see the more information section below or visit our website.
A spacious and well appointed two bedroom ground floor apartment enjoying views over the gardens and grounds of Trehill House, in the sought after village of Kenn. The property comprises of a lounge/diner, kitchen, two double bedrooms, master en-suite bathroom and a shower room, utility cupboard and a garage, be…