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Year 5 disposal
BMV -25%
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43/ 100
Caution
7.51% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.51% return before costs — above-market
- Priced below market -25% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£148/mo — mildly negative — equity build may cover
- -2.0% 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
−£148/mo
You top up £148/mo
Price vs market
Below market value
-25% vs 12 sold · interior unseen
Return · IRR
-2.0%/yr
Loses money over 5 years
Cash left in
£28K
Stays in after refinancing at value
Price £200KCash to buy £78KReturn before costs on price 7.51%5-yr return on cash -4%Rent est. £1,251 (£1,072–£1,460)
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: £1,072–£1,460/mo · n=99
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£7,868–£14,687 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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
-£148
after mortgage, operating costs & tax
Rent in£1,251/mo gross
£1,203/mo collected · £48/mo lost to voids
Where it goes
£813Mortgage£538Costs
Outgoings exceed rent — you top up £148/mo
Mortgage£813
Costs£538
Management£125
Maintenance£67
Insurance£28
CapEx reserve£63
Voids + council tax£6
Service charge + ground rent£145
Ltd co. accounts£104
Tax—
Shortfall−£148
Returns
Return before costs on price7.51%
Cash return on cash-2.27%
Gross margin£665
Cash needed£77,991
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.48
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 | £15,012 | £6,459 | £9,750 | £0 | £0 | -£1,197 | -£1,197 |
| Year 2 | £15,462 | £6,653 | £9,750 | £0 | £0 | -£940 | -£2,137 |
| Year 3 | £15,926 | £6,852 | £9,750 | £0 | £0 | -£676 | -£2,813 |
| Year 4 | £16,404 | £7,058 | £9,750 | £0 | £0 | -£404 | -£3,217 |
| Year 5 | £16,896 | £7,269 | £9,750 | £0 | £0 | -£123 | -£3,340 |
Disposal gain (gross)-£8,695
CGT£0
Net Disposal proceeds£215,296
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
900 yr
Extracted from listing description · verify with solicitor
Tenure & planningFreehold
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
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 cohortGL53 7RB · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
UWE Bristol · 54.6 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 · 678 sqft
£19k–£38k
£ per sqft
building cost only
£29–£57
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,746–£8,814
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,458–£14,238
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history28d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£89/mo · £237/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.51% | -£148 | £77,991 | -4.3% | Low | Feasible |
| Housing-benefit rent | 4.79% | -£569 | £77,991 | -37.6% | Med | Feasible |
| Council lease | 0.00% | -£1,157 | £77,991 | -90.6% | Low | Feasible |
| Refurb & refinance | 7.51% | -£148 | £92,187 | -3.6% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 13.28% | +£89 | £77,991 | 10.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£344 | £228,187 | 4% | 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 Cheltenham · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £798
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 let54% occupancy
£135/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£162/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 7.51% as-is
As-is Rent it out
Monthly profit+£25
Return before costs on price7.51%
Cash needed£61,898
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,898
Δ vs Rent it out Monthly profit+£162
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
£52,800
Range: £45,600 – £62,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£42,432–£81,077full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- Rewire£2,712–£5,424
- Replumb£2,034–£4,746
- Windows£6,780–£12,882
- Paint + decor£6,102–£10,848
- Flooring£8,814–£16,272
Comparables
sold within 0.5 miWide · CV 55.4%Med confidence
Loading 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
- Not ratedCheltenham CollegeNot applicable · Other independent school · GL53 7LD
- Not ratedNaunton Park Primary SchoolPrimary · Community school · GL53 7BT
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£15,012
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,774
Exit costs
Projected sale price (5y · 2%/yr growth)£220,816
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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-£3,340
Rates as of Oct 2024
Acquisition costs
£77,991cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£10,491
Legal + survey£2,000
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£77,991
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Situated within easy reach of Cheltenham town centre, this spacious two-bedroom duplex apartment offers well-proportioned accommodation arranged across the first and second floors. The layout provides an appealing separation between the living and sleeping accommodation, with a generous sitting/dining room, separate kitchen and bathroom on the first floor, while two bedrooms occupy the floor above.
A particular highlight is the private balcony accessed from Bedroom Two, enjo…
Floor plans
Nearby active comparables2 rentals
Comparable rentals
GL53 · same beds + typeMedian nearby: £1,375/mo+£124 vs our est
- Off Thirlstaine Road - GL53 7FA2b£1,550/moJun 2025
- Bath Road GL53 7RB2b£1,200/moMay 2025
Other deals nearby
GL53 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Cook Residential
About this listing
28 days · ZooplaPrice history
5-year price trend
Monthly profit
−£148
Cash needed
£78K
Return after costs
-2.27%
IRR
-2.05%
Listed 28d ago
Cedar Court Road, Cheltenham GL53
flat · 2 bed · 1 bath · 678 sqft
£200,000
est £1,251 · 7.51% gross
Leasehold 900yrEPC C
Priced below market
1 / 10
43/100
Caution
7.51% — verify the rent + comps locally.
Priced below market -25% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.51% Return before costs — above-market
Price
£200K
25% below sold comps
Return before costs
7.51%
est rent £1,251/monot enough comparablesRange £1,072–£1,460/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: £1,072–£1,460/mo · n=99
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£7,868–£14,687 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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
-£148
after mortgage, operating costs & tax
Rent in£1,251/mo gross
£1,203/mo collected · £48/mo lost to voids
Where it goes
£813Mortgage£538Costs
Outgoings exceed rent — you top up £148/mo
Mortgage£813
Costs£538
Management£125
Maintenance£67
Insurance£28
CapEx reserve£63
Voids + council tax£6
Service charge + ground rent£145
Ltd co. accounts£104
Tax—
Shortfall−£148
Returns
Return before costs on price7.51%
Cash return on cash-2.27%
Gross margin£665
Cash needed£77,991
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.48
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 Cheltenham · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £798
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 | £15,012 | £6,459 | £9,750 | £0 | £0 | -£1,197 | -£1,197 |
| Year 2 | £15,462 | £6,653 | £9,750 | £0 | £0 | -£940 | -£2,137 |
| Year 3 | £15,926 | £6,852 | £9,750 | £0 | £0 | -£676 | -£2,813 |
| Year 4 | £16,404 | £7,058 | £9,750 | £0 | £0 | -£404 | -£3,217 |
| Year 5 | £16,896 | £7,269 | £9,750 | £0 | £0 | -£123 | -£3,340 |
Rent by the room upside
What we verified
5206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remainingFreehold
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£1,444/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 55.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,340
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£10,491
Legal + survey£2,000
Mortgage + broker£4,000
Cash needed£77,991
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
Situated within easy reach of Cheltenham town centre, this spacious two-bedroom duplex apartment offers well-proportioned accommodation arranged across the first and second floors. The layout provides an appealing separation between the living and sleeping accommodation, with a generous sitting/dining room, separate kitchen and bathroom on the first floor, while two bedrooms occupy the floor above.
A particular highlight is the private balcony accessed from Bedroom Two, enjo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice