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Year 5 disposal
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Weak
3.66% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- 3.66% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£893/mo — heavily negative — needs monthly capital injection
- -7.6% 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
−£893/mo
You top up £893/mo
Price
£425K
No local sold comps to compare
Return · IRR
-7.6%/yr
Loses money over 5 years
Cash to get in
£159K
Deposit + fees + refurb
Return before costs on price 3.66%5-yr return on cash -30%Rent est. £1,297 (£1,200–£1,402)
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: £1,200–£1,402/mo · n=109
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£893
after mortgage, operating costs & tax
Rent in£1,297/mo gross
£1,247/mo collected · £50/mo lost to voids
Where it goes
£1,727Mortgage£414Costs
Outgoings exceed rent — you top up £893/mo
Mortgage£1,727
Costs£414
Management£130
Maintenance£67
Insurance£40
CapEx reserve£65
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£893
Returns
Return before costs on price3.66%
Cash return on cash-6.74%
Gross margin£834
Cash needed£159,039
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.72
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 | £15,564 | £4,963 | £20,719 | £0 | £0 | -£10,117 | -£10,117 |
| Year 2 | £16,031 | £5,111 | £20,719 | £0 | £0 | -£9,799 | -£19,917 |
| Year 3 | £16,512 | £5,265 | £20,719 | £0 | £0 | -£9,472 | -£29,388 |
| Year 4 | £17,007 | £5,423 | £20,719 | £0 | £0 | -£9,134 | -£38,523 |
| Year 5 | £17,517 | £5,585 | £20,719 | £0 | £0 | -£8,787 | -£47,309 |
Disposal gain (gross)-£12,911
CGT£0
Net Disposal proceeds£457,503
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 profileMixed demand
Tenant profilelikely cohortRG24 7EA · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 20.3 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 — -£893/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 | 3.66% | -£893 | £159,039 | -29.7% | Low | Feasible |
| Housing-benefit rent | 2.67% | -£1,240 | £159,039 | -42.7% | Med | Feasible |
| Council lease | 0.00% | -£1,938 | £159,039 | -73.6% | Low | Feasible |
| Refurb & refinance | 3.66% | -£893 | £184,595 | -25.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £474,720 | 7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £947
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
+£163/mo cash flow vs Rent it out if converted to Rent by the room
6.78% Return before costs on price converted vs 3.66% as-is
As-is Rent it out
Monthly profit-£811
Return before costs on price3.66%
Cash needed£118,148
If converted to Rent by the room
Monthly profit-£647
Return before costs on price6.78%
Cash needed£134,148
Δ vs Rent it out Monthly profit+£163
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£58,230–£103,995full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodOld Basing Infant SchoolPrimary · Community school · RG24 7DL
- GoodSt Mary's Church of England Voluntary Aided Junior SchoolPrimary · Voluntary aided school · RG24 7DE
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£15,564
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£10,716
Exit costs
Projected sale price (5y · 2%/yr growth)£469,234
Capital gain (pre-CGT)£44,234
Sale costs (~2.5%)£11,731
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-£47,309
Rates as of Oct 2024
Acquisition costs
£159,039cash neededPurchase price£425,000
Deposit (25%)£106,250
Stamp duty+5% additional-property surcharge£32,500
Refurb£10,764
Legal + survey£2,150
Mortgage fees£7,375
Total cash neededdeposit + costs (loan covers the rest)£159,039
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Located in the highly sought after village of Old Basing, this delightful two-bedroom bungalow offers a fantastic opportunity for those seeking single storey living in a peaceful and convenient setting.
The accommodation comprises a bright and spacious living room, a well-appointed kitchen, two generous bedrooms, a family bathroom and conservatory property is well presented throughout and provides a practical layout ideally suited to downsizers, retirees, and professionals a…
Floor plans
Listing metazoopla · Gascoigne Pees - Basingstoke Sales
About this listing
30 days · ZooplaPrice history
5-year price trend
Monthly profit
−£893
Cash needed
£159K
Return after costs
-6.74%
IRR
-7.55%
Listed 30d ago
Hatch Lane, Old Basing, Basingstoke, Hampshire RG24
bungalow · 2 bed · 1 bath
£425,000
est £1,297 · 3.66% gross
EPC C
1 / 21
0/100
Marginal
3.66% — verify the rent + comps locally.
3.66% Return before costs — around the area average for this property type.
Monthly profit −£893/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£425K
Return before costs
3.66%
est rent £1,297/monot enough comparablesRange £1,200–£1,402/mo (Q1–Q3)
Bedrooms
2
1 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: £1,200–£1,402/mo · n=109
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£893
after mortgage, operating costs & tax
Rent in£1,297/mo gross
£1,247/mo collected · £50/mo lost to voids
Where it goes
£1,727Mortgage£414Costs
Outgoings exceed rent — you top up £893/mo
Mortgage£1,727
Costs£414
Management£130
Maintenance£67
Insurance£40
CapEx reserve£65
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£893
Returns
Return before costs on price3.66%
Cash return on cash-6.74%
Gross margin£834
Cash needed£159,039
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.72
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £947
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 | £15,564 | £4,963 | £20,719 | £0 | £0 | -£10,117 | -£10,117 |
| Year 2 | £16,031 | £5,111 | £20,719 | £0 | £0 | -£9,799 | -£19,917 |
| Year 3 | £16,512 | £5,265 | £20,719 | £0 | £0 | -£9,472 | -£29,388 |
| Year 4 | £17,007 | £5,423 | £20,719 | £0 | £0 | -£9,134 | -£38,523 |
| Year 5 | £17,517 | £5,585 | £20,719 | £0 | £0 | -£8,787 | -£47,309 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 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£4,144
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£47,309
Acquisition costs
25% deposit£106,250
Stamp duty£32,500
Refurb£10,764
Legal + survey£2,150
Mortgage + broker£7,375
Cash needed£159,039
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
Located in the highly sought after village of Old Basing, this delightful two-bedroom bungalow offers a fantastic opportunity for those seeking single storey living in a peaceful and convenient setting.
The accommodation comprises a bright and spacious living room, a well-appointed kitchen, two generous bedrooms, a family bathroom and conservatory property is well presented throughout and provides a practical layout ideally suited to downsizers, retirees, and professionals a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice