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Year 5 disposal
BMV -42%
⊞ View all 8
30/ 100
Weak
13.82% return before costs — verify the rent + comps locally.
Why it works
- 13.82% return before costs — above-market
- Priced below market -42% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Lease 61 yrs — mortgageability risk
- 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
+£69/mo
Barely breaks even each month
Price vs market
Below market value
-42% vs 12 sold · interior unseen
Return · IRR
1.8%/yr
Modest annualised return
Cash left in
£15K
Stays in after refinancing at value
Price £75KCash to buy £57KReturn before costs on price 13.82%5-yr return on cash 12%Rent est. £864 (£837–£892)
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: £837–£892/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £18,750
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 (£)
Capped at 40% of £75,000 asking (£30,000). Raw model: £16,471–£32,868. Verify with a surveyor before offering.
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £56,250 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
+£69
after mortgage, operating costs & tax
Rent in£864/mo gross
£831/mo collected · £33/mo lost to voids
Where it goes
£305Mortgage£441Costs
£69/mo left as profit · 8% of rent kept
Mortgage£305
Costs£441
Management£86
Maintenance£67
Insurance£20
CapEx reserve£43
Voids + council tax£5
Service charge + ground rent£115
Ltd co. accounts£104
Tax£16
Profit+£69
Returns
Return before costs on price13.82%
Cash return on cash1.46%
Gross margin£390
Cash needed£56,625
Monthly profit payback68y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.73
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 | £10,368 | £5,294 | £3,656 | £0 | £269 | £1,149 | £1,149 |
| Year 2 | £10,679 | £5,453 | £3,656 | £0 | £298 | £1,272 | £2,420 |
| Year 3 | £10,999 | £5,617 | £3,656 | £0 | £328 | £1,399 | £3,819 |
| Year 4 | £11,329 | £5,785 | £3,656 | £0 | £359 | £1,529 | £5,348 |
| Year 5 | £11,669 | £5,959 | £3,656 | £0 | £390 | £1,664 | £7,012 |
Disposal gain (gross)-£30,014
CGT£0
Net Disposal proceeds£80,736
What we verified
What we verified
22252 ok · 2 caution · 2 fail · 5 unknown
Legal & planning
Leasehold61 yr
Tenure & planning61 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 cohortIP3 8UT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 77.2 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 · 517 sqft
£16k–£33k
£ per sqft
building cost only
£32–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,619–£6,721
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,687–£10,857
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history30d on marketno cuts yet
Strategy matrix
Rent it out wins — +£69/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 | 13.82% | +£69 | £56,625 | 12.4% | Low | Feasible |
| Housing-benefit rent | 11.44% | -£83 | £56,625 | -1.2% | Med | Feasible |
| Council lease | 11.44% | +£55 | £56,625 | 7.8% | Low | Feasible |
| Refurb & refinance | 13.82% | +£69 | £75,375 | 9.3% | Med | Feasible |
| Short-stay let / Airbnb | 12.35% | -£171 | £56,625 | -17.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£306 | £125,750 | -29% | 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 Ipswich · cap £715/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Ipswich
- LHA monthly cap:
- £715
- Scheme type:
- nominee
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Local lettings demandby strategyLive area data
Short-stay let12% occupancy
£215/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£417/mo cash flow vs Rent it out if converted to Rent by the room
38.40% Return before costs on price converted vs 13.82% as-is
As-is Rent it out
Monthly profit+£166
Return before costs on price13.82%
Cash needed£30,648
If converted to Rent by the room
Monthly profit+£583
Return before costs on price38.40%
Cash needed£46,648
Δ vs Rent it out Monthly profit+£417
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
£23,797–£45,000full refurb + room split
⚠️ Capped at 60% of £75,000 asking (£45,000). Raw model: £32,435–£61,335. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,339–£12,678
- 1 × bathroom£4,182–£7,667
- Rewire£1,517–£2,655
- Replumb£1,138–£2,276
- Windows£3,793–£6,828
- Paint + decor£2,655–£4,931
- Flooring£4,172–£7,966
Comparables
sold within 0.5 miWide · CV 27.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedRose Hill PrimaryPrimary · Academy converter · IP3 8DL
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£10,368
Section 24 credit£0
Annual tax due£269
Post-tax Monthly profit annual£750
Exit costs
Projected sale price (5y · 2%/yr growth)£82,806
Capital gain (pre-CGT)£7,806
Sale costs (~2.5%)£2,070
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£7,012
Rates as of Oct 2024
Acquisition costs
£56,625cash neededPurchase price£75,000
Deposit (25%)£18,750
Stamp duty+5% additional-property surcharge£3,750
Refurb£30,000
Legal + survey£2,000
Mortgage fees£2,125
Total cash neededdeposit + costs (loan covers the rest)£56,625
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
notice of offer - Property Address: 57 Mill Road Drive, IP3 8UT. We advise that an offer has been made for the above property in the sum of £75,000. Any persons wishing to increase on this offer should notify the agents of their best offer prior to exchange of contracts. Agents Address: Friars House, 2 Falcon Street, Ipswich, IP1 1SL. Agents Telephone Number:
Located within the desirable Purdis Farm Development within East Ipswich is this spacious ground floor apartment be…
Floor plans
Listing metazoopla · Leaders - Ipswich
About this listing
30 days · ZooplaPrice history
5-year price trend
Monthly profit
+£69
Cash needed
£57K
Return after costs
1.46%
IRR
1.85%
Listed 30d ago
Mill Road Drive, Purdis Farm, Ipswich IP3
flat · 2 bed · 1 bath · 517 sqft
£75,000
est £864 · 13.82% gross
Leasehold 61yrEPC D
Priced below market
1 / 8
30/100
Marginal
13.82% — verify the rent + comps locally.
Priced below market -42% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
13.82% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Lease 61 yrs — mortgage risk
Price
£75K
42% below sold comps
Return before costs
13.82%
est rent £864/monot enough comparablesRange £837–£892/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags2 issues
Lease — 61 yrs
Below 80 yrs — extend before remortgage or exit
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: £837–£892/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £18,750
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 (£)
Capped at 40% of £75,000 asking (£30,000). Raw model: £16,471–£32,868. Verify with a surveyor before offering.
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £56,250 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
+£69
after mortgage, operating costs & tax
Rent in£864/mo gross
£831/mo collected · £33/mo lost to voids
Where it goes
£305Mortgage£441Costs
£69/mo left as profit · 8% of rent kept
Mortgage£305
Costs£441
Management£86
Maintenance£67
Insurance£20
CapEx reserve£43
Voids + council tax£5
Service charge + ground rent£115
Ltd co. accounts£104
Tax£16
Profit+£69
Returns
Return before costs on price13.82%
Cash return on cash1.46%
Gross margin£390
Cash needed£56,625
Monthly profit payback68y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.73
Rent-covers-mortgage check PASS · stress 6.5% (target 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 Ipswich · cap £715/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Ipswich
- LHA monthly cap:
- £715
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- 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 | £10,368 | £5,294 | £3,656 | £0 | £269 | £1,149 | £1,149 |
| Year 2 | £10,679 | £5,453 | £3,656 | £0 | £298 | £1,272 | £2,420 |
| Year 3 | £10,999 | £5,617 | £3,656 | £0 | £328 | £1,399 | £3,819 |
| Year 4 | £11,329 | £5,785 | £3,656 | £0 | £359 | £1,529 | £5,348 |
| Year 5 | £11,669 | £5,959 | £3,656 | £0 | £390 | £1,664 | £7,012 |
Rent by the room upside
What we verified
4316
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining61 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
Service chargeReduces net yield£1,278/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 miWide · CV 27.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£731
Annual rental tax£194
CGT yr 5£0 · company level
5y net total£7,012
Acquisition costs
25% deposit£18,750
Stamp duty£3,750
Refurb£30,000
Legal + survey£2,000
Mortgage + broker£2,125
Cash needed£56,625
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
notice of offer - Property Address: 57 Mill Road Drive, IP3 8UT. We advise that an offer has been made for the above property in the sum of £75,000. Any persons wishing to increase on this offer should notify the agents of their best offer prior to exchange of contracts. Agents Address: Friars House, 2 Falcon Street, Ipswich, IP1 1SL. Agents Telephone Number:
Located within the desirable Purdis Farm Development within East Ipswich is this spacious ground floor apartment be…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice