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Year 5 disposal
BMV -24%
⊞ View all 6
92/ 100
Strong
8.36% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.36% return before costs — above-market
- Priced below market -24% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (105 yrs) — no short-lease drag
Why to be cautious
- Floor area 462 sqft — small for the type
- 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
+£119/mo
Barely breaks even each month
Price vs market
Below market value
-24% vs 12 sold · interior unseen
Return · IRR
1.9%/yr
Modest annualised return
Cash left in
£37K
Stays in after refinancing at value
Price £240KCash to buy £93KReturn before costs on price 8.36%5-yr return on cash 15%Rent est. £1,672 (£1,597–£1,751)
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: £1,597–£1,751/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £60,000
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 (£9,110–£17,004 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £180,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£119
after mortgage, operating costs & tax
Rent in£1,672/mo gross
£1,608/mo collected · £64/mo lost to voids
Where it goes
£975Mortgage£485Costs
£119/mo left as profit · 7% of rent kept
Mortgage£975
Costs£485
Management£167
Maintenance£67
Insurance£28
CapEx reserve£84
Voids + council tax£6
Service charge + ground rent£29
Ltd co. accounts£104
Tax£28
Profit+£119
Returns
Return before costs on price8.36%
Cash return on cash1.54%
Gross margin£1,122
Cash needed£93,046
Monthly profit payback65y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.65
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 | £20,064 | £5,825 | £11,700 | £0 | £482 | £2,057 | £2,057 |
| Year 2 | £20,666 | £5,999 | £11,700 | £0 | £564 | £2,403 | £4,460 |
| Year 3 | £21,286 | £6,179 | £11,700 | £0 | £647 | £2,760 | £7,220 |
| Year 4 | £21,924 | £6,365 | £11,700 | £0 | £733 | £3,127 | £10,346 |
| Year 5 | £22,582 | £6,556 | £11,700 | £0 | £822 | £3,505 | £13,851 |
Disposal gain (gross)-£10,091
CGT£0
Net Disposal proceeds£258,355
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold105 yr
Tenure & planning105 yr
Legal & planning
2 checks- TenureLeasehold
- 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
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
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 cohortSM1 2NB · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 14.2 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 · 462 sqft · London ×1.4
£20k–£39k
£ per sqft
building cost only
£43–£85
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£4,620–£8,316
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,468–£12,012
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history29d on marketno cuts yet
Strategy matrix
Rent it out wins — +£119/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 | 8.36% | +£119 | £93,046 | 14.9% | Low | Feasible |
| Housing-benefit rent | 5.99% | -£315 | £93,046 | -11.3% | Med | Feasible |
| Council lease | 5.99% | -£66 | £93,046 | -0.8% | Low | Feasible |
| Refurb & refinance | 8.36% | +£119 | £109,904 | 12.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£228 | £273,304 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Outer South London · cap £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South London
- LHA monthly cap:
- £1,197
- 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
-£114/mo cash flow vs Rent it out if converted to Rent by the room
12.00% Return before costs on price converted vs 8.36% as-is
As-is Rent it out
Monthly profit+£175
Return before costs on price8.36%
Cash needed£71,898
If converted to Rent by the room
Monthly profit+£61
Return before costs on price12.00%
Cash needed£87,898
Δ vs Rent it out Monthly profit-£114
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
£37,968–£71,502full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£2,310–£4,158
- Replumb£1,848–£3,696
- Windows£5,082–£9,240
- Paint + decor£4,620–£8,316
- Flooring£6,468–£12,012
Comparables
sold within 0.5 miWide · CV 24.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodThe Limes CollegeNot applicable · Academy alternative provision converter · SM1 2SD
- GoodRobin Hood Infants' SchoolPrimary · Community school · SM1 2SF
- Not ratedHomefield Preparatory SchoolNot applicable · Other independent school · SM1 2TE
- Not ratedSutton High School GDSTNot applicable · Other independent school · SM1 2AX
- Not ratedThomas Wall Nursery SchoolNursery · Local authority nursery school · SM1 2SF
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£20,064
Section 24 credit£0
Annual tax due£482
Post-tax Monthly profit annual£1,286
Exit costs
Projected sale price (5y · 2%/yr growth)£264,979
Capital gain (pre-CGT)£24,979
Sale costs (~2.5%)£6,624
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£13,851
Rates as of Oct 2024
Acquisition costs
£93,046cash neededPurchase price£240,000
Deposit (25%)£60,000
Stamp duty+5% additional-property surcharge£14,300
Refurb£12,146
Legal + survey£2,000
Mortgage fees£4,600
Total cash neededdeposit + costs (loan covers the rest)£93,046
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Located in a central position, this 2 bedroom second (top) floor apartment offers great value price range, in our opinion. It is a fantastic opportunity for you to move into what may be your first home, or even rent out if you are looking for that rock-solid investment as this small an intimate block has low outgoings, yet is still well looked after - contributing to many people staying for such a long duration. What's more, the property is offered in great condition inside,…
Floor plans
Nearby active comparables8 rentals
Comparable rentals
SM1 · same beds + typeMedian nearby: £1,900/mo · 8 of 8 already let+£228 vs our est
- Tate Road, Sutton SM1Let2b£1,900/moMay 2026
- Collingwood Road, Sutton SM1Let2b£1,900/moMay 2026
- St James Road, Sutton, SM1Let2b£4,000/moMay 2026
- St James Road, Sutton, SM1Let2b£1,900/moMay 2026
- Collingwood Road, Sutton SM1Let2b£1,900/moMay 2026
- Gander Green Lane, Sutton, SM1Let2b£1,400/moMay 2026
- Sutton Court Road, Sutton SM1Let2b£1,850/moMay 2026
- Manor Park Road, Sutton, SM1Let2b£1,850/moMay 2026
Other deals nearby
SM1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Butlers
About this listing
29 days · ZooplaPrice history
5-year price trend
Monthly profit
+£119
Cash needed
£93K
Return after costs
1.54%
IRR
1.85%
Listed 29d ago
Oldfields Road, Sutton SM1
flat · 2 bed · 1 bath · 462 sqft
£240,000
est £1,672 · 8.36% gross
Leasehold 105yrEPC C
Priced below market
1 / 6
92/100
Strong
8.36% — verify the rent + comps locally.
Priced below market -24% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.36% Return before costs — above-market
Price
£240K
24% below sold comps
Return before costs
8.36%
est rent £1,672/monot enough comparablesRange £1,597–£1,751/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: £1,597–£1,751/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £60,000
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 (£9,110–£17,004 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £180,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£119
after mortgage, operating costs & tax
Rent in£1,672/mo gross
£1,608/mo collected · £64/mo lost to voids
Where it goes
£975Mortgage£485Costs
£119/mo left as profit · 7% of rent kept
Mortgage£975
Costs£485
Management£167
Maintenance£67
Insurance£28
CapEx reserve£84
Voids + council tax£6
Service charge + ground rent£29
Ltd co. accounts£104
Tax£28
Profit+£119
Returns
Return before costs on price8.36%
Cash return on cash1.54%
Gross margin£1,122
Cash needed£93,046
Monthly profit payback65y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.65
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Outer South London · cap £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South London
- LHA monthly cap:
- £1,197
- 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 | £20,064 | £5,825 | £11,700 | £0 | £482 | £2,057 | £2,057 |
| Year 2 | £20,666 | £5,999 | £11,700 | £0 | £564 | £2,403 | £4,460 |
| Year 3 | £21,286 | £6,179 | £11,700 | £0 | £647 | £2,760 | £7,220 |
| Year 4 | £21,924 | £6,365 | £11,700 | £0 | £733 | £3,127 | £10,346 |
| Year 5 | £22,582 | £6,556 | £11,700 | £0 | £822 | £3,505 | £13,851 |
Rent by the room upside
What we verified
6206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining105 yr
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£250/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 24.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,340
Annual rental tax£336
CGT yr 5£0 · company level
5y net total£13,851
Acquisition costs
25% deposit£60,000
Stamp duty£14,300
Refurb£12,146
Legal + survey£2,000
Mortgage + broker£4,600
Cash needed£93,046
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 a central position, this 2 bedroom second (top) floor apartment offers great value price range, in our opinion. It is a fantastic opportunity for you to move into what may be your first home, or even rent out if you are looking for that rock-solid investment as this small an intimate block has low outgoings, yet is still well looked after - contributing to many people staying for such a long duration. What's more, the property is offered in great condition inside,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice