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Year 5 disposal
BMV -43%
⊞ View all 17
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Priced below market -43% vs 12 nearby sold (last 12 mo) — instant equity
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£969/mo — heavily negative — needs monthly capital injection
- -17.5% 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
−£969/mo
You top up £969/mo
Price vs market
Below market value
-43% vs 12 sold · interior unseen
Return · IRR
-17.5%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £190KCash to buy £70K5-yr return on cash -84%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£969
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£772Mortgage£197Costs
Outgoings exceed rent — you top up £969/mo
Mortgage£772
Costs£197
Maintenance£67
Insurance£20
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£969
Returns
Return before costs on price0.00%
Cash return on cash-16.55%
Gross margin-£197
Cash needed£70,267
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £2,367 | £9,263 | £0 | £0 | -£11,629 | -£11,629 |
| Year 2 | £0 | £2,438 | £9,263 | £0 | £0 | -£11,701 | -£23,330 |
| Year 3 | £0 | £2,511 | £9,263 | £0 | £0 | -£11,774 | -£35,104 |
| Year 4 | £0 | £2,586 | £9,263 | £0 | £0 | -£11,849 | -£46,953 |
| Year 5 | £0 | £2,664 | £9,263 | £0 | £0 | -£11,927 | -£58,879 |
Disposal gain (gross)-£4,386
CGT£0
Net Disposal proceeds£204,531
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 cohortRG22 4YB · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 26.2 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
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 history22d on marketno cuts yet
Strategy matrix
Housing-benefit rent wins — -£389/mo · £574/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£969 | £70,267 | -83.8% | Low | Feasible |
| ⭐ Housing-benefit rent | 4.91% | -£389 | £70,267 | -25.8% | Med | Feasible |
| Council lease | 0.00% | -£963 | £70,267 | -83.2% | Low | Feasible |
| Refurb & refinance | 0.00% | -£969 | £82,334 | -71.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £211,484 | 7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £778/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £778
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
+£1,164/mo cash flow vs Rent it out if converted to Rent by the room
15.16% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£945
Return before costs on price0.00%
Cash needed£59,398
If converted to Rent by the room
Monthly profit+£219
Return before costs on price15.16%
Cash needed£75,398
Δ vs Rent it out Monthly profit+£1,164
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miWide · CV 25.5%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
- GoodHatch Warren Infant SchoolPrimary · Community school · RG22 4PQ
- GoodHatch Warren Junior SchoolPrimary · Community school · RG22 4PQ
- GoodManor Field Infant SchoolPrimary · Community school · RG22 4DH
- Not ratedInclusion SchoolNot applicable · Other independent special school · RG22 4BS
- Not ratedManor Field Junior SchoolPrimary · Community school · RG22 4DH
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£11,630
Exit costs
Projected sale price (5y · 2%/yr growth)£209,775
Capital gain (pre-CGT)£19,775
Sale costs (~2.5%)£5,244
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-£58,879
Rates as of Oct 2024
Acquisition costs
£70,267cash neededPurchase price£190,000
Deposit (25%)£47,500
Stamp duty+5% additional-property surcharge£10,800
Refurb£6,417
Legal + survey£1,700
Mortgage fees£3,850
Total cash neededdeposit + costs (loan covers the rest)£70,267
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Ideal First Time Purchase | Freehold Starter Home | Back to Back House | Chain FreeExplorer are delighted to offer to the market this well presented one bedroom freehold starter home, offering an excellent opportunity for first time buyers, investors or those looking to downsize.
Full Description
Situated in a convenient location close to a range of local amenities, shops and transport links, the property combines practical living with low maintenance ownership. Offered to…
Floor plans
Nearby active comparables5 deals
Comparable rentals
RG22 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · The Property Explorer
About this listing
22 days · ZooplaPrice history
5-year price trend
Monthly profit
−£969
Cash needed
£70K
Return after costs
-16.55%
IRR
-17.48%
Listed 22d ago
Balmoral Way, Hatch Warren RG22
1 bed · 1 bath
£190,000
Chain freeEPC C
Priced below market
1 / 17
0/100
Marginal
No rent data — verify locally before offering.
Priced below market -43% vs 12 nearby sold (last 12 mo)
Chain free
Price
£190K
43% below sold comps
Return before costs
—
rent unknown
Bedrooms
1
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£969
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£772Mortgage£197Costs
Outgoings exceed rent — you top up £969/mo
Mortgage£772
Costs£197
Maintenance£67
Insurance£20
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£969
Returns
Return before costs on price0.00%
Cash return on cash-16.55%
Gross margin-£197
Cash needed£70,267
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £778/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £778
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 | £0 | £2,367 | £9,263 | £0 | £0 | -£11,629 | -£11,629 |
| Year 2 | £0 | £2,438 | £9,263 | £0 | £0 | -£11,701 | -£23,330 |
| Year 3 | £0 | £2,511 | £9,263 | £0 | £0 | -£11,774 | -£35,104 |
| Year 4 | £0 | £2,586 | £9,263 | £0 | £0 | -£11,849 | -£46,953 |
| Year 5 | £0 | £2,664 | £9,263 | £0 | £0 | -£11,927 | -£58,879 |
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 miWide · CV 25.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,853
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£58,879
Acquisition costs
25% deposit£47,500
Stamp duty£10,800
Refurb£6,417
Legal + survey£1,700
Mortgage + broker£3,850
Cash needed£70,267
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
Ideal First Time Purchase | Freehold Starter Home | Back to Back House | Chain FreeExplorer are delighted to offer to the market this well presented one bedroom freehold starter home, offering an excellent opportunity for first time buyers, investors or those looking to downsize.
Full Description
Situated in a convenient location close to a range of local amenities, shops and transport links, the property combines practical living with low maintenance ownership. Offered to…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice