-2.9% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£122/mo
You top up £122/mo
Price vs market
Below market value
-14% vs 12 sold · interior unseen
Return · IRR
-2.9%/yr
Loses money over 5 years
Cash left in
£35K
Stays in after refinancing at value
Price £110KCash to buy £48KReturn before costson price9.37%5-yr return on cash -8%Rent est. £859 (£821–£899)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £821–£899/mo · n=81
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 loan + £1,000 booking fee
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.
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 history21d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — +£2/mo · £125/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
9.37%
-£122
£48,414
-8.3%
Low
Feasible
Housing-benefit rent
6.47%
-£379
£48,414
-40.4%
Med
Feasible
⭐ Council lease
9.37%
+£2
£48,414
3.1%
Low
Feasible
Refurb & refinance
9.37%
-£122
£58,220
-6.9%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£366
£132,570
-0%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Derby
LHA monthly cap:
£593
Scheme type:
PSL
Premium:
+800% 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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£420/mo cash flow vs Rent it out if converted to Rent by the room
26.18% Return before costs on price converted vs 9.37% as-is
As-is Rent it out
Monthly profit+£52
Return before costson price9.37%
Cash needed£39,398
If converted to Rent by the room
Monthly profit+£472
Return before costson price26.18%
Cash needed£55,398
Δ vs Rent it outMonthly profit+£420
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£35,162–£66,000full refurb + room split
⚠️ Capped at 60% of £110,000 asking (£66,000). Raw model: £48,390–£90,830. Verify with a surveyor before offering.
What's in this cost
Kitchen£6,278–£12,556
2 × bathroom£8,284–£15,187
Rewire£2,354–£4,120
Replumb£1,766–£3,531
Windows£5,886–£10,594
Paint + decor£4,120–£7,651
Flooring£6,474–£12,360
Comparables
sold within 0.5 mi
Wide · CV 24.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
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
Breadsall Hill Top Primary School
Primary · Academy sponsor led · DE21 4ET
Good
Cavendish Close Junior Academy
Primary · Academy sponsor led · DE21 4RJ
Good
Roe Farm Primary School
Primary · Community school · DE21 4HG
Good
St Andrew's Academy
Not applicable · Academy special converter · DE21 4EW
Not rated
Cavendish Close Infant School
Primary · Community school · DE21 4LY
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£1,466/yr kept
Annual gross rent£10,308
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£1,466
Exit costs
-£4,019 after CGT
Projected sale price (5y · 2%/yr growth)£121,449
Capital gain (pre-CGT)£11,449
Sale costs (~2.5%)£3,036
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 profitafter CGT-£4,019
Rates as of Oct 2024
Acquisition costs
£48,414cash needed
Purchase price£110,000
Deposit (25%)£27,500
Stamp duty+5% additional-property surcharge£5,500
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,650
Total cash neededdeposit + costs (loan covers the rest)£48,414
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary
A two-bedroom, two-bathroom apartment in the highly sought-after Magnus Court development in Chester Green with allocated parking.
Description
This beautifully presented two-bedroom apartment offers modern, low-maintenance living on an upper floor within the highly sought-after Magnus Court development. Perfect for first-time buyers, downsizers, or investment landlords, the property boasts spacious interiors, excellent natural light, and a secure environment.
Priced below market -14% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.37% Return before costs — above-market
Price
£110K
14% below sold comps
Return before costs
9.37%
est rent £859/mo81 comps within 1.5 kmRange £821–£899/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
C
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £821–£899/mo · n=81
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Derby
LHA monthly cap:
£593
Scheme type:
PSL
Premium:
+800% 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
£10,308
£6,015
£5,363
£0
£0
-£1,069
-£1,069
Year 2
£10,617
£6,195
£5,363
£0
£0
-£940
-£2,010
Year 3
£10,936
£6,381
£5,363
£0
£0
-£808
-£2,817
Year 4
£11,264
£6,572
£5,363
£0
£0
-£671
-£3,488
Year 5
£11,602
£6,770
£5,363
£0
£0
-£530
-£4,019
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
4206
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining106 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 24.6%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,073
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,019
Acquisition costs
£48K
25% deposit£27,500
Stamp duty£5,500
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,650
Cash needed£48,414
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
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Description& agent copyZoopla
Summary
A two-bedroom, two-bathroom apartment in the highly sought-after Magnus Court development in Chester Green with allocated parking.
Description
This beautifully presented two-bedroom apartment offers modern, low-maintenance living on an upper floor within the highly sought-after Magnus Court development. Perfect for first-time buyers, downsizers, or investment landlords, the property boasts spacious interiors, excellent natural light, and a secure environment.