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Year 5 disposal
⊞ View all 11
21/ 100
Weak
7.06% return before costs — verify the rent + comps locally.
Why it works
- 7.06% return before costs — above-market
- Long lease (164 yrs) — no short-lease drag
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Monthly profit −£197/mo — mildly negative — equity build may cover
- -2.3% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£197/mo
You top up £197/mo
Price
£260K
No local sold comps to compare
Return · IRR
-2.3%/yr
Loses money over 5 years
Cash to get in
£98K
Deposit + fees + refurb
Return before costs on price 7.06%5-yr return on cash -5%Rent est. £1,530 (£1,453–£1,611)
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: £1,453–£1,611/mo · n=72
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£7,114–£13,279 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £195,000 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
-£197
after mortgage, operating costs & tax
Rent in£1,530/mo gross
£1,471/mo collected · £59/mo lost to voids
Where it goes
£1,056Mortgage£612Costs
Outgoings exceed rent — you top up £197/mo
Mortgage£1,056
Costs£612
Management£153
Maintenance£67
Insurance£28
CapEx reserve£77
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£197
Returns
Return before costs on price7.06%
Cash return on cash-2.41%
Gross margin£860
Cash needed£97,910
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.39
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 | £18,360 | £7,339 | £12,675 | £0 | £0 | -£1,654 | -£1,654 |
| Year 2 | £18,911 | £7,559 | £12,675 | £0 | £0 | -£1,323 | -£2,977 |
| Year 3 | £19,478 | £7,786 | £12,675 | £0 | £0 | -£983 | -£3,960 |
| Year 4 | £20,062 | £8,020 | £12,675 | £0 | £0 | -£632 | -£4,592 |
| Year 5 | £20,664 | £8,260 | £12,675 | £0 | £0 | -£271 | -£4,863 |
Disposal gain (gross)-£8,126
CGT£0
Net Disposal proceeds£279,884
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold164 yr
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£100/yr
Extracted from listing description · verify with solicitor
Tenure & planning164 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 cohortRH1 6HQ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 30.2 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 · 597 sqft
£18k–£36k
£ per sqft
building cost only
£30–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,179–£7,761
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,567–£12,537
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history37d on marketno cuts yet
Strategy matrix
Rent it out wins — -£197/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 | 7.06% | -£197 | £97,910 | -5.0% | Low | Feasible |
| Housing-benefit rent | 5.06% | -£620 | £97,910 | -30.9% | Med | Feasible |
| Council lease | 5.06% | -£388 | £97,910 | -21.3% | Low | Feasible |
| Refurb & refinance | 7.06% | -£197 | £114,704 | -4.2% | Med | Feasible |
| Short-stay let / Airbnb | 1.08% | -£1,370 | £97,910 | -84.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £291,804 | 6% | 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 Crawley & Reigate · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Crawley & Reigate
- LHA monthly cap:
- £1,097
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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 let10% occupancy
£78/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
-£22/mo cash flow vs Rent it out if converted to Rent by the room
11.08% Return before costs on price converted vs 7.06% as-is
As-is Rent it out
Monthly profit+£19
Return before costs on price7.06%
Cash needed£76,898
If converted to Rent by the room
Monthly profit-£3
Return before costs on price11.08%
Cash needed£92,898
Δ vs Rent it out Monthly profit-£22
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£35,235–£66,535full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,388–£4,179
- Replumb£1,791–£3,582
- Windows£5,970–£10,746
- Paint + decor£4,179–£7,761
- Flooring£6,567–£12,537
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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodEarlswood Junior SchoolPrimary · Community school · RH1 6JX
- GoodHatchlands PrimaryPrimary · Free schools · RH1 6AT
- GoodSt John's Primary SchoolPrimary · Academy converter · RH1 6QG
- Not ratedEarlswood Infant and Nursery SchoolPrimary · Community school · RH1 6DZ
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£18,360
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,360
Exit costs
Projected sale price (5y · 2%/yr growth)£287,061
Capital gain (pre-CGT)£27,061
Sale costs (~2.5%)£7,177
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-£4,863
Rates as of Oct 2024
Acquisition costs
£97,910cash neededPurchase price£260,000
Deposit (25%)£65,000
Stamp duty+5% additional-property surcharge£16,000
Refurb£9,485
Legal + survey£2,525
Mortgage fees£4,900
Total cash neededdeposit + costs (loan covers the rest)£97,910
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Two bedroom property in a superb location, close to Earlswood station and opposite Earlswood common, with a private garden, long lease, garage and allocated parking.
This spacious apartment has a great outlook, with the benefit of two double bedrooms, a bathroom with a double glazed window, a bright, dual aspect lounge/dining room and a separate fitted kitchen.
The property benefits from double glazed windows and gas central heating. In addition, the building has undergone…
Floor plans
Nearby active comparables10 rentals
Comparable rentals
RH1 · same beds + typeMedian nearby: £1,650/mo · 10 of 10 already let+£120 vs our est
- at Pure Resi, 51 Queensgate, Cromwell…Let2b£1,650/moMay 2026
- Chilworth Court, Redhill, RH1Let2b£1,650/moMay 2026
- Reed Drive, Redhill, RH1Let2b£1,750/moMay 2026
- St. Annes Mount, Redhill, RH1Let2b£1,700/moMay 2026
- Marketfield Road, Redhill RH1Let2b£2,150/moMay 2026
- Cromwell Road, Redhill, RH1Let2b£1,650/moMay 2026
- at Pure Resi, 44 Queensgate, Cromwell…Let2b£1,650/moMay 2026
- Lancaster House, Redhill, RH1Let2b£1,750/moMay 2026
- Talfourd Way, REDHILL, RH1Let2b£1,600/moMay 2026
- Flat, London Road North, Merstham, Re…Let2b£1,650/moMay 2026
Other deals nearby
RH1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Woodlands
About this listing
37 days · ZooplaPrice history
5-year price trend
Monthly profit
−£197
Cash needed
£98K
Return after costs
-2.41%
IRR
-2.35%
Listed 37d ago
Common Road, Redhill RH1
flat · 2 bed · 1 bath · 597 sqft
£260,000
est £1,530 · 7.06% gross
Leasehold 164yrEPC E
1 / 11
21/100
Marginal
7.06% — verify the rent + comps locally.
7.06% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£260K
Return before costs
7.06%
est rent £1,530/monot enough comparablesRange £1,453–£1,611/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — 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: £1,453–£1,611/mo · n=72
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£7,114–£13,279 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £195,000 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
-£197
after mortgage, operating costs & tax
Rent in£1,530/mo gross
£1,471/mo collected · £59/mo lost to voids
Where it goes
£1,056Mortgage£612Costs
Outgoings exceed rent — you top up £197/mo
Mortgage£1,056
Costs£612
Management£153
Maintenance£67
Insurance£28
CapEx reserve£77
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£197
Returns
Return before costs on price7.06%
Cash return on cash-2.41%
Gross margin£860
Cash needed£97,910
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.39
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 Crawley & Reigate · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Crawley & Reigate
- LHA monthly cap:
- £1,097
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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 | £18,360 | £7,339 | £12,675 | £0 | £0 | -£1,654 | -£1,654 |
| Year 2 | £18,911 | £7,559 | £12,675 | £0 | £0 | -£1,323 | -£2,977 |
| Year 3 | £19,478 | £7,786 | £12,675 | £0 | £0 | -£983 | -£3,960 |
| Year 4 | £20,062 | £8,020 | £12,675 | £0 | £0 | -£632 | -£4,592 |
| Year 5 | £20,664 | £8,260 | £12,675 | £0 | £0 | -£271 | -£4,863 |
Rent by the room upside
What we verified
5216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining164 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£6,000–£12,000 to upgrade to CE
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£2,000/yr
Ground rentDoubling clauses kill mortgageability£100/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£2,535
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,863
Acquisition costs
25% deposit£65,000
Stamp duty£16,000
Refurb£9,485
Legal + survey£2,525
Mortgage + broker£4,900
Cash needed£97,910
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
Two bedroom property in a superb location, close to Earlswood station and opposite Earlswood common, with a private garden, long lease, garage and allocated parking.
This spacious apartment has a great outlook, with the benefit of two double bedrooms, a bathroom with a double glazed window, a bright, dual aspect lounge/dining room and a separate fitted kitchen.
The property benefits from double glazed windows and gas central heating. In addition, the building has undergone…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice