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Year 5 disposal
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28/ 100
Weak
7.39% return before costs — verify the rent + comps locally.
Why it works
- 7.39% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (176 yrs) — no short-lease drag
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Service charge unknown — could swing £100-300/mo
- -0.2% 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
+£38/mo
Barely breaks even each month
Price vs market
Above comparable sales
+23% vs 12 sold
Return · IRR
-0.2%/yr
Loses money over 5 years
Cash to get in
£195K
Deposit + fees + refurb
Price £500KReturn before costs on price 7.39%5-yr return on cash 7%Rent est. £3,078 (£2,556–£3,707)
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: £2,556–£3,707/mo · n=60
Financing
DepositYour cash in — the rest is the mortgage25% · £125,000
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 (£14,253–£26,606 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £374,999.25 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
+£38
after mortgage, operating costs & tax
Rent in£3,078/mo gross
£2,960/mo collected · £118/mo lost to voids
Where it goes
£2,031Mortgage£882Costs
£38/mo left as profit · 1% of rent kept
Mortgage£2,031
Costs£882
Management£308
Maintenance£67
Insurance£40
CapEx reserve£154
Voids + council tax£3
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£31
Tax£9
Profit+£38
Returns
Return before costs on price7.39%
Cash return on cash0.23%
Gross margin£2,078
Cash needed£195,029
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.46
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 | £36,936 | £10,584 | £24,375 | £0 | £376 | £1,601 | £1,601 |
| Year 2 | £38,044 | £10,902 | £24,375 | £0 | £526 | £2,241 | £3,842 |
| Year 3 | £39,185 | £11,229 | £24,375 | £0 | £680 | £2,901 | £6,743 |
| Year 4 | £40,361 | £11,566 | £24,375 | £0 | £840 | £3,580 | £10,323 |
| Year 5 | £41,572 | £11,913 | £24,375 | £0 | £1,004 | £4,280 | £14,603 |
Disposal gain (gross)-£23,290
CGT£0
Net Disposal proceeds£538,238
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold176 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
176 yr
Extracted from listing description · verify with solicitor
Tenure & planning176 yr
Legal & planning
2 checks- TenureLeasehold
- 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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 5UU · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 3.6 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 · 817 sqft · London ×1.4
£28k–£55k
£ per sqft
building cost only
£35–£67
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£8,170–£14,706
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,438–£21,242
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history36d on marketno cuts yet
Strategy matrix
Refurb & refinance wins — +£63/mo · £25/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.39% | +£38 | £195,029 | 7.5% | Low | Feasible |
| Housing-benefit rent | 4.07% | -£1,164 | £195,029 | -29.9% | Med | Feasible |
| Council lease | 4.07% | -£824 | £195,029 | -23.1% | Low | Feasible |
| ⭐ Refurb & refinance | 7.39% | +£63 | £227,631 | 7.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£386 | £569,130 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
Rent by the room conversion upside
-£1,217/mo cash flow vs Rent it out if converted to Rent by the room
5.76% Return before costs on price converted vs 7.39% as-is
As-is Rent it out
Monthly profit+£277
Return before costs on price7.39%
Cash needed£136,898
If converted to Rent by the room
Monthly profit-£940
Return before costs on price5.76%
Cash needed£152,898
Δ vs Rent it out Monthly profit-£1,217
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
£53,588–£100,257full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£4,085–£7,353
- Replumb£3,268–£6,536
- Windows£8,987–£16,340
- Paint + decor£8,170–£14,706
- Flooring£11,438–£21,242
Comparables
sold within 0.5 miWide · CV 46.7%Med confidence
Loading 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
- 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£36,936
Section 24 credit£0
Annual tax due£376
Post-tax Monthly profit annual£180
Exit costs
Projected sale price (5y · 2%/yr growth)£552,039
Capital gain (pre-CGT)£52,040
Sale costs (~2.5%)£13,801
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£14,603
Rates as of Oct 2024
Acquisition costs
£195,029cash neededPurchase price£499,999
Deposit (25%)£125,000
Stamp duty+5% additional-property surcharge£40,000
Refurb£19,004
Legal + survey£2,525
Mortgage fees£8,500
Total cash neededdeposit + costs (loan covers the rest)£195,029
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This well-presented two-bedroom terraced house is arranged over two floors on Gideon Road, in the heart of this popular Battersea enclave. Bright and neatly presented throughout, and extending to approximately 817 sq ft, the property benefits from a private rear garden as well as a private entrance.
A front patio provides an attractive entrance to the house, leading through to the kitchen, which is fitted with a range of wall and base units and integrated appliances. The rec…
Floor plans
Nearby active comparables4 deals
Comparable rentals
SW11 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Rampton Baseley
About this listing
36 days · ZooplaPrice history
5-year price trend
Monthly profit
+£38
Cash needed
£195K
Return after costs
0.23%
IRR
-0.25%
Listed 36d ago
Gideon Road SW11
flat · 2 bed · 1 bath · 817 sqft
£499,999
est £3,078 · 7.39% gross
Leasehold 176yrEPC D
1 / 9
28/100
Marginal
7.39% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.39% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£500K
23% above sold comps
Return before costs
7.39%
est rent £3,078/monot enough comparablesRange £2,556–£3,707/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: £2,556–£3,707/mo · n=60
Financing
DepositYour cash in — the rest is the mortgage25% · £125,000
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 (£14,253–£26,606 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £374,999.25 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
+£38
after mortgage, operating costs & tax
Rent in£3,078/mo gross
£2,960/mo collected · £118/mo lost to voids
Where it goes
£2,031Mortgage£882Costs
£38/mo left as profit · 1% of rent kept
Mortgage£2,031
Costs£882
Management£308
Maintenance£67
Insurance£40
CapEx reserve£154
Voids + council tax£3
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£31
Tax£9
Profit+£38
Returns
Return before costs on price7.39%
Cash return on cash0.23%
Gross margin£2,078
Cash needed£195,029
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.46
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
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 | £36,936 | £10,584 | £24,375 | £0 | £376 | £1,601 | £1,601 |
| Year 2 | £38,044 | £10,902 | £24,375 | £0 | £526 | £2,241 | £3,842 |
| Year 3 | £39,185 | £11,229 | £24,375 | £0 | £680 | £2,901 | £6,743 |
| Year 4 | £40,361 | £11,566 | £24,375 | £0 | £840 | £3,580 | £10,323 |
| Year 5 | £41,572 | £11,913 | £24,375 | £0 | £1,004 | £4,280 | £14,603 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining176 yr
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 miWide · CV 46.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,875
Annual rental tax£106
CGT yr 5£0 · company level
5y net total£14,603
Acquisition costs
25% deposit£125,000
Stamp duty£40,000
Refurb£19,004
Legal + survey£2,525
Mortgage + broker£8,500
Cash needed£195,029
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 well-presented two-bedroom terraced house is arranged over two floors on Gideon Road, in the heart of this popular Battersea enclave. Bright and neatly presented throughout, and extending to approximately 817 sq ft, the property benefits from a private rear garden as well as a private entrance.
A front patio provides an attractive entrance to the house, leading through to the kitchen, which is fitted with a range of wall and base units and integrated appliances. The rec…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice