Skip to main contenthow this is calculated →
Year 5 disposal
BMV -2%
⊞ View all 24
35/ 100
Weak
8.01% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.01% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- 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
+£104/mo
Barely breaks even each month
Price
£395K
Around comparable sold prices
Return · IRR
0.6%/yr
Modest annualised return
Cash to get in
£154K
Deposit + fees + refurb
Return before costs on price 8.01%5-yr return on cash 11%Rent est. £2,638 (£2,407–£2,891)
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: £2,407–£2,891/mo · n=79
Financing
DepositYour cash in — the rest is the mortgage25% · £98,750
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 (£12,558–£23,442 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £296,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£104
after mortgage, operating costs & tax
Rent in£2,638/mo gross
£2,537/mo collected · £101/mo lost to voids
Where it goes
£1,605Mortgage£803Costs
£104/mo left as profit · 4% of rent kept
Mortgage£1,605
Costs£803
Management£264
Maintenance£67
Insurance£28
CapEx reserve£132
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£26
Tax£24
Profit+£104
Returns
Return before costs on price8.01%
Cash return on cash0.81%
Gross margin£1,733
Cash needed£154,444
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
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 | £31,656 | £9,638 | £19,256 | £0 | £525 | £2,237 | £2,237 |
| Year 2 | £32,606 | £9,927 | £19,256 | £0 | £650 | £2,772 | £5,009 |
| Year 3 | £33,584 | £10,225 | £19,256 | £0 | £780 | £3,323 | £8,332 |
| Year 4 | £34,591 | £10,532 | £19,256 | £0 | £913 | £3,891 | £12,223 |
| Year 5 | £35,629 | £10,848 | £19,256 | £0 | £1,050 | £4,475 | £16,698 |
Disposal gain (gross)-£18,560
CGT£0
Net Disposal proceeds£425,209
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leaseholdleasehold
Tenure & planningleasehold
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
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 cohortSW11 5DP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 3.2 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
2-bed · 1-bath · 945 sqft · London ×1.4
£32k–£60k
£ per sqft
building cost only
£33–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£9,450–£17,010
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,230–£24,570
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 history39d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£167/mo · £42/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 8.01% | +£104 | £154,444 | 10.8% | Low | Feasible |
| Housing-benefit rent | 5.15% | -£734 | £154,444 | -21.0% | Med | Feasible |
| Council lease | 5.15% | -£386 | £154,444 | -12.1% | Low | Feasible |
| Refurb & refinance | 8.01% | +£125 | £180,892 | 10.0% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 11.87% | +£167 | £154,444 | 10.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £450,467 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context289 active short-lets nearby
Short-let market context
- 289 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Inner South West London · cap £1,695/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Inner South West London
- LHA monthly cap:
- £1,695
- 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
£521/night ADR
Based on 57 short-let comps nearby
Rent by the room conversion upside
-£850/mo cash flow vs Rent it out if converted to Rent by the room
7.29% Return before costs on price converted vs 8.01% as-is
As-is Rent it out
Monthly profit+£320
Return before costs on price8.01%
Cash needed£110,648
If converted to Rent by the room
Monthly profit-£530
Return before costs on price7.29%
Cash needed£126,648
Δ vs Rent it out Monthly profit-£850
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
£59,220–£110,625full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£4,725–£8,505
- Replumb£3,780–£7,560
- Windows£10,395–£18,900
- Paint + decor£9,450–£17,010
- Flooring£13,230–£24,570
Comparables
sold within 0.5 miWide · CV 46.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingChesterton Primary SchoolPrimary · Academy converter · SW11 5DT
- Not ratedJohn Burns Primary SchoolPrimary · Community school · SW11 5QR
- Not ratedShaftesbury Park Primary SchoolPrimary · Community school · SW11 5UW
- Not ratedHarris Academy BatterseaSecondary · Academy sponsor led · SW11 5AP
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£31,656
Section 24 credit£0
Annual tax due£525
Post-tax Monthly profit annual£1,019
Exit costs
Projected sale price (5y · 2%/yr growth)£436,112
Capital gain (pre-CGT)£41,112
Sale costs (~2.5%)£10,903
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£16,698
Rates as of Oct 2024
Acquisition costs
£154,444cash neededPurchase price£395,000
Deposit (25%)£98,750
Stamp duty+5% additional-property surcharge£29,500
Refurb£16,744
Legal + survey£2,525
Mortgage fees£6,925
Total cash neededdeposit + costs (loan covers the rest)£154,444
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This two-bedroom flat is for sale in the popular SW11 area of London, offering practical living space in good condition and a convenient location.
Inside, the property provides one reception room, a separate kitchen and a bathroom, giving a straightforward and easy-to-use layout that will appeal to a range of buyers, including first-time purchasers and those looking for a London base.
Situated near Dagnall Street in Battersea, the flat is well placed for enjoying the local…
Floor plans
Nearby active comparables5 deals
Comparable rentals
SW11 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Purplebricks
About this listing
39 days · ZooplaPrice history
5-year price trend
Monthly profit
+£104
Cash needed
£154K
Return after costs
0.81%
IRR
0.58%
Listed 39d ago
Dagnall Street, Battersea SW11
flat · 2 bed · 1 bath
£395,000
est £2,638 · 8.01% gross
Priced below market
1 / 24
35/100
Marginal
8.01% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.01% Return before costs — above-market
Price
£395K
2% below sold comps
Return before costs
8.01%
est rent £2,638/mo79 comps within 500 mRange £2,407–£2,891/mo (Q1–Q3)
Bedrooms
2
1 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: £2,407–£2,891/mo · n=79
Financing
DepositYour cash in — the rest is the mortgage25% · £98,750
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 (£12,558–£23,442 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £296,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£104
after mortgage, operating costs & tax
Rent in£2,638/mo gross
£2,537/mo collected · £101/mo lost to voids
Where it goes
£1,605Mortgage£803Costs
£104/mo left as profit · 4% of rent kept
Mortgage£1,605
Costs£803
Management£264
Maintenance£67
Insurance£28
CapEx reserve£132
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£26
Tax£24
Profit+£104
Returns
Return before costs on price8.01%
Cash return on cash0.81%
Gross margin£1,733
Cash needed£154,444
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context289 active short-lets nearby
Short-let market context
- 289 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Inner South West London · cap £1,695/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Inner South West London
- LHA monthly cap:
- £1,695
- 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 | £31,656 | £9,638 | £19,256 | £0 | £525 | £2,237 | £2,237 |
| Year 2 | £32,606 | £9,927 | £19,256 | £0 | £650 | £2,772 | £5,009 |
| Year 3 | £33,584 | £10,225 | £19,256 | £0 | £780 | £3,323 | £8,332 |
| Year 4 | £34,591 | £10,532 | £19,256 | £0 | £913 | £3,891 | £12,223 |
| Year 5 | £35,629 | £10,848 | £19,256 | £0 | £1,050 | £4,475 | £16,698 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeleasehold
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 46.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,851
Annual rental tax£293
CGT yr 5£0 · company level
5y net total£16,698
Acquisition costs
25% deposit£98,750
Stamp duty£29,500
Refurb£16,744
Legal + survey£2,525
Mortgage + broker£6,925
Cash needed£154,444
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
This two-bedroom flat is for sale in the popular SW11 area of London, offering practical living space in good condition and a convenient location.
Inside, the property provides one reception room, a separate kitchen and a bathroom, giving a straightforward and easy-to-use layout that will appeal to a range of buyers, including first-time purchasers and those looking for a London base.
Situated near Dagnall Street in Battersea, the flat is well placed for enjoying the local…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice