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Year 5 disposal
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Weak
4.86% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£1,021/mo — heavily negative — needs monthly capital injection
- -4.2% 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
−£1K/mo
You top up £1K/mo
Price
£900K
No local sold comps to compare
Return · IRR
-4.2%/yr
Loses money over 5 years
Cash to get in
£372K
Deposit + fees + refurb
Return before costs on price · Rent by the room 4.86%5-yr return on cash -12%Rent est. £3,563 (£3,332–£3,810)
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: £3,332–£3,810/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £225,000
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 (£36,842–£68,771 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £675,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,021
after mortgage, operating costs & tax
Rent in£3,563/mo gross
£3,426/mo collected · £137/mo lost to voids
Where it goes
£3,656Mortgage£791Costs
Outgoings exceed rent — you top up £1,021/mo
Mortgage£3,656
Costs£791
Management£356
Maintenance£100
Insurance£40
CapEx reserve£178
Voids + council tax£12
Ltd co. accounts£104
Tax—
Shortfall−£1,021
Returns
Return before costs on price4.75%
Cash return on cash-3.30%
Gross margin£2,635
Cash needed£371,522
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.94
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 | £42,756 | £9,489 | £43,875 | £0 | £0 | -£10,608 | -£10,608 |
| Year 2 | £44,039 | £9,774 | £43,875 | £0 | £0 | -£9,610 | -£20,219 |
| Year 3 | £45,360 | £10,067 | £43,875 | £0 | £0 | -£8,582 | -£28,801 |
| Year 4 | £46,721 | £10,369 | £43,875 | £0 | £0 | -£7,524 | -£36,325 |
| Year 5 | £48,122 | £10,680 | £43,875 | £0 | £0 | -£6,433 | -£42,758 |
Disposal gain (gross)-£63,191
CGT£0
Net Disposal proceeds£968,831
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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
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 profileFamily let
Tenant profilelikely cohortGU2 9AH · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Reading · 31.3 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
5-bed · 3-bath · 2681 sqft
£62k–£120k
£ per sqft
building cost only
£23–£45
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£18,767–£34,853
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£29,491–£56,301
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history30d on marketno cuts yet
Strategy matrix
Rent it out wins — -£1,021/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 | 4.75% | -£1,021 | £371,522 | -11.5% | Low | Feasible |
| Housing-benefit rent | 2.63% | -£2,439 | £371,522 | -35.6% | Med | Feasible |
| Council lease | 0.00% | -£3,900 | £371,522 | -63.2% | Low | Feasible |
| Refurb & refinance | 4.75% | -£1,021 | £436,171 | -9.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £1,051,671 | 3% | Med | Feasible |
| Rent by the room | 5.13% | -£3,503 | £413,522 | -46.0% | — | Feasible |
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 Guildford · cap £1,973/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £1,973
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
-£1,676/mo cash flow vs Rent it out if converted to Rent by the room
3.20% Return before costs on price converted vs 4.75% as-is
Room mix (5 lettable rooms)
3× Double @ £780/mo1× Single @ £609/mo1× En-suite @ £902/mo
≈ £3,851/mo gross room income
As-is Rent it out
Monthly profit-£827
Return before costs on price4.75%
Cash needed£236,898
If converted to Rent by the room
Monthly profit-£2,503
Return before costs on price3.20%
Cash needed£252,898
Δ vs Rent it out Monthly profit-£1,676
Show conversion detail
Conversion cost estimate
£3,750
Range: £2,500 – £6,250
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£148,114–£260,681full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 3 × bathroom£20,250–£37,125
- Rewire£13,405–£21,448
- Replumb£10,724–£18,767
- Windows£29,491–£50,939
- Paint + decor£26,810–£45,577
- Flooring£37,534–£67,025
Based on 883 HMO comps within 1.0 km
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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodStoughton Infant SchoolPrimary · Academy converter · GU2 9ZT
- Not ratedThe Hope ServiceNot applicable · Pupil referral unit · GU2 9RS
- Not ratedNorthmead Junior SchoolPrimary · Academy converter · GU2 9ZA
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£42,756
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£12,253
Exit costs
Projected sale price (5y · 2%/yr growth)£993,673
Capital gain (pre-CGT)£93,673
Sale costs (~2.5%)£24,842
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-£42,758
Rates as of Oct 2024
Acquisition costs
£371,522cash neededPurchase price£900,000
Deposit (25%)£225,000
Stamp duty+5% additional-property surcharge£80,000
Refurb£49,122
Legal + survey£2,900
Mortgage fees£14,500
Total cash neededdeposit + costs (loan covers the rest)£371,522
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
No onward chain. A substantial five bedroom detached home offering generous and versatile accommodation, complemented by a private rear garden, driveway parking and a double garage. The property is ideally suited to modern family life, with two reception rooms, a study, three bath/shower rooms and excellent practical space throughout.
The entrance hall provides access to a useful study, ideally positioned for working from home, together with a ground-floor cloakroom. The kit…
Floor plans
Listing metazoopla · Seymours - Guildford
About this listing
30 days · ZooplaPrice history
5-year price trend
Monthly profit
−£1,021
Cash needed
£372K
Return after costs
-3.30%
IRR
-4.17%
Listed 30d ago
Guildford, Surrey GU2
detached · 5 bed · 3 bath · 2,681 sqft
£900,000
est £3,563 · 4.75% gross
EPC C
1 / 25
0/100
Marginal
4.86% Rent by the room strategy — market rent unverified, verify locally.
4.75% Return before costs — around the area average for this property type.
Monthly profit −£1,021/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£900K
Return before costs (best)
4.86%
Rent by the room
Bedrooms
5
3 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: £3,332–£3,810/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £225,000
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 (£36,842–£68,771 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £675,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,021
after mortgage, operating costs & tax
Rent in£3,563/mo gross
£3,426/mo collected · £137/mo lost to voids
Where it goes
£3,656Mortgage£791Costs
Outgoings exceed rent — you top up £1,021/mo
Mortgage£3,656
Costs£791
Management£356
Maintenance£100
Insurance£40
CapEx reserve£178
Voids + council tax£12
Ltd co. accounts£104
Tax—
Shortfall−£1,021
Returns
Return before costs on price4.75%
Cash return on cash-3.30%
Gross margin£2,635
Cash needed£371,522
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.94
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 Guildford · cap £1,973/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £1,973
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 | £42,756 | £9,489 | £43,875 | £0 | £0 | -£10,608 | -£10,608 |
| Year 2 | £44,039 | £9,774 | £43,875 | £0 | £0 | -£9,610 | -£20,219 |
| Year 3 | £45,360 | £10,067 | £43,875 | £0 | £0 | -£8,582 | -£28,801 |
| Year 4 | £46,721 | £10,369 | £43,875 | £0 | £0 | -£7,524 | -£36,325 |
| Year 5 | £48,122 | £10,680 | £43,875 | £0 | £0 | -£6,433 | -£42,758 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
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
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£8,775
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£42,758
Acquisition costs
25% deposit£225,000
Stamp duty£80,000
Refurb£49,122
Legal + survey£2,900
Mortgage + broker£14,500
Cash needed£371,522
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
No onward chain. A substantial five bedroom detached home offering generous and versatile accommodation, complemented by a private rear garden, driveway parking and a double garage. The property is ideally suited to modern family life, with two reception rooms, a study, three bath/shower rooms and excellent practical space throughout.
The entrance hall provides access to a useful study, ideally positioned for working from home, together with a ground-floor cloakroom. The kit…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice