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Year 5 disposal
⊞ View all 9
22/ 100
Weak
7.17% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.17% return before costs — above-market
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£321/mo — significantly negative — real recurring drain
- -5.7% 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
−£321/mo
You top up £321/mo
Price vs market
Above comparable sales
+11% vs 12 sold
Return · IRR
-5.7%/yr
Loses money over 5 years
Cash to get in
£67K
Deposit + fees + refurb
Price £167KReturn before costs on price 7.17%5-yr return on cash -23%Rent est. £998 (£949–£1,050)
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: £949–£1,050/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £41,750
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 (£8,166–£15,243 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £125,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£321
after mortgage, operating costs & tax
Rent in£998/mo gross
£960/mo collected · £38/mo lost to voids
Where it goes
£678Mortgage£602Costs
Outgoings exceed rent — you top up £321/mo
Mortgage£678
Costs£602
Management£100
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£7
Service charge + ground rent£254
Ltd co. accounts£104
Tax—
Shortfall−£321
Returns
Return before costs on price7.17%
Cash return on cash-5.71%
Gross margin£358
Cash needed£67,333
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
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 | £11,976 | £7,222 | £8,141 | £0 | £0 | -£3,387 | -£3,387 |
| Year 2 | £12,335 | £7,439 | £8,141 | £0 | £0 | -£3,245 | -£6,632 |
| Year 3 | £12,705 | £7,662 | £8,141 | £0 | £0 | -£3,098 | -£9,729 |
| Year 4 | £13,086 | £7,892 | £8,141 | £0 | £0 | -£2,946 | -£12,676 |
| Year 5 | £13,479 | £8,128 | £8,141 | £0 | £0 | -£2,790 | -£15,466 |
Disposal gain (gross)-£9,306
CGT£0
Net Disposal proceeds£179,772
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 cohortSN4 7FJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bath · 34.5 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 · 2-bath · 710 sqft
£23k–£46k
£ per sqft
building cost only
£33–£65
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£4,970–£9,230
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,810–£14,910
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history35d on marketno cuts yet
Strategy matrix
Rent it out wins — -£321/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 | 7.17% | -£321 | £67,333 | -23.0% | Low | Feasible |
| Housing-benefit rent | 5.63% | -£548 | £67,333 | -42.4% | Med | Feasible |
| Council lease | 0.00% | -£1,124 | £67,333 | -102.6% | Low | Feasible |
| Refurb & refinance | 7.17% | -£321 | £80,038 | -19.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£445 | £193,433 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
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
+£337/mo cash flow vs Rent it out if converted to Rent by the room
17.25% Return before costs on price converted vs 7.17% as-is
As-is Rent it out
Monthly profit-£45
Return before costs on price7.17%
Cash needed£53,648
If converted to Rent by the room
Monthly profit+£292
Return before costs on price17.25%
Cash needed£69,648
Δ vs Rent it out Monthly profit+£337
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
£44,890–£84,330full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£2,840–£4,970
- Replumb£2,130–£4,260
- Windows£7,100–£12,780
- Paint + decor£4,970–£9,230
- Flooring£7,810–£14,910
Comparables
sold within 0.5 miWide · CV 19.7%Med confidence
Loading 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
- GoodWootton Bassett Infants' SchoolPrimary · Community school · SN4 7BS
- Not ratedBroad Town Church of England Primary SchoolPrimary · Voluntary controlled school · SN4 7RE
- Not ratedRoyal Wootton Bassett AcademySecondary · Academy converter · SN4 7HG
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£11,976
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,848
Exit costs
Projected sale price (5y · 2%/yr growth)£184,381
Capital gain (pre-CGT)£17,381
Sale costs (~2.5%)£4,610
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-£15,466
Rates as of Oct 2024
Acquisition costs
£67,333cash neededPurchase price£167,000
Deposit (25%)£41,750
Stamp duty+5% additional-property surcharge£9,190
Refurb£10,888
Legal + survey£2,000
Mortgage fees£3,505
Total cash neededdeposit + costs (loan covers the rest)£67,333
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Tenure: Leasehold
Offered to the market with no onward chain, this top floor apartment provides an exceptional opportunity for both first-time buyers and investors alike. The property boasts two spacious double bedrooms, each thoughtfully designed to offer ample space for furnishings and storage, making it ideal for sharers or those seeking a comfortable guest room or home office. The principal bedroom benefits from a modern en suite shower room, while a separate, equally st…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
SN4 · same beds + typeMedian nearby: £1,050/mo · 1 of 1 already let+£52 vs our est
- Ruxley Close, Royal Wootton Bassett S…Let2b£1,050/moMay 2026
Listing metazoopla · McFarlane - Old Town
About this listing
35 days · ZooplaPrice history
5-year price trend
Monthly profit
−£321
Cash needed
£67K
Return after costs
-5.71%
IRR
-5.69%
Listed 35d ago
Cloatley Crescent, Royal Wootton Bassett SN4
flat · 2 bed · 2 bath · 710 sqft
£167,000
est £998 · 7.17% gross
EPC C
1 / 9
22/100
Marginal
7.17% — verify the rent + comps locally.
7.17% Return before costs — above-market
Price
£167K
11% above sold comps
Return before costs
7.17%
est rent £998/monot enough comparablesRange £949–£1,050/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
C
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: £949–£1,050/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £41,750
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 (£8,166–£15,243 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £125,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£321
after mortgage, operating costs & tax
Rent in£998/mo gross
£960/mo collected · £38/mo lost to voids
Where it goes
£678Mortgage£602Costs
Outgoings exceed rent — you top up £321/mo
Mortgage£678
Costs£602
Management£100
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£7
Service charge + ground rent£254
Ltd co. accounts£104
Tax—
Shortfall−£321
Returns
Return before costs on price7.17%
Cash return on cash-5.71%
Gross margin£358
Cash needed£67,333
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
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 | £11,976 | £7,222 | £8,141 | £0 | £0 | -£3,387 | -£3,387 |
| Year 2 | £12,335 | £7,439 | £8,141 | £0 | £0 | -£3,245 | -£6,632 |
| Year 3 | £12,705 | £7,662 | £8,141 | £0 | £0 | -£3,098 | -£9,729 |
| Year 4 | £13,086 | £7,892 | £8,141 | £0 | £0 | -£2,946 | -£12,676 |
| Year 5 | £13,479 | £8,128 | £8,141 | £0 | £0 | -£2,790 | -£15,466 |
Rent by the room upside
What we verified
4306
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▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£2,750/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 miWide · CV 19.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,628
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£15,466
Acquisition costs
25% deposit£41,750
Stamp duty£9,190
Refurb£10,888
Legal + survey£2,000
Mortgage + broker£3,505
Cash needed£67,333
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
Tenure: Leasehold
Offered to the market with no onward chain, this top floor apartment provides an exceptional opportunity for both first-time buyers and investors alike. The property boasts two spacious double bedrooms, each thoughtfully designed to offer ample space for furnishings and storage, making it ideal for sharers or those seeking a comfortable guest room or home office. The principal bedroom benefits from a modern en suite shower room, while a separate, equally st…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice