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Year 5 disposal
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94/ 100
Strong
9.35% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.35% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 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
+£141/mo
Barely breaks even each month
Price vs market
Above comparable sales
+6% vs 12 sold
Return · IRR
2.5%/yr
Modest annualised return
Cash to get in
£86K
Deposit + fees + refurb
Price £180KReturn before costs on price 9.35%5-yr return on cash 16%Rent est. £1,403 (£1,351–£1,457)
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: £1,351–£1,457/mo · n=55
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 (£18,553–£34,632 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £135,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£141
after mortgage, operating costs & tax
Rent in£1,403/mo gross
£1,349/mo collected · £54/mo lost to voids
Where it goes
£731Mortgage£444Costs
£141/mo left as profit · 10% of rent kept
Mortgage£731
Costs£444
Management£140
Maintenance£67
Insurance£20
CapEx reserve£70
Voids + council tax£6
Service charge + ground rent£36
Ltd co. accounts£104
Tax£33
Profit+£141
Returns
Return before costs on price9.35%
Cash return on cash1.97%
Gross margin£905
Cash needed£85,537
Monthly profit payback50y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.84
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 | £16,836 | £5,329 | £8,775 | £0 | £519 | £2,213 | £2,213 |
| Year 2 | £17,341 | £5,489 | £8,775 | £0 | £585 | £2,492 | £4,705 |
| Year 3 | £17,861 | £5,653 | £8,775 | £0 | £652 | £2,781 | £7,486 |
| Year 4 | £18,397 | £5,823 | £8,775 | £0 | £722 | £3,077 | £10,563 |
| Year 5 | £18,949 | £5,998 | £8,775 | £0 | £794 | £3,382 | £13,946 |
Disposal gain (gross)-£23,071
CGT£0
Net Disposal proceeds£193,766
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
960 yr
Extracted from listing description · verify with solicitor
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 cohortSG1 1XR · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 40.8 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 history18d on marketno cuts yet
Strategy matrix
Rent it out wins — +£141/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 | 9.35% | +£141 | £85,537 | 16.3% | Low | Feasible |
| Housing-benefit rent | 6.48% | -£239 | £85,537 | -9.1% | Med | Feasible |
| Council lease | 6.48% | -£35 | £85,537 | 0.3% | Low | Feasible |
| Refurb & refinance | 9.35% | +£141 | £104,432 | 13.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£227 | £226,732 | -4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Stevenage & North Herts · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Stevenage & North Herts
- LHA monthly cap:
- £972
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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
+£62/mo cash flow vs Rent it out if converted to Rent by the room
16.00% Return before costs on price converted vs 9.35% as-is
As-is Rent it out
Monthly profit+£188
Return before costs on price9.35%
Cash needed£56,898
If converted to Rent by the room
Monthly profit+£251
Return before costs on price16.00%
Cash needed£72,898
Δ vs Rent it out Monthly profit+£62
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 87% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 90% (31 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miWide · CV 31.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Stevenage
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodBedwell Primary SchoolPrimary · Community school · SG1 1NJ
- GoodSaint Vincent de Paul Catholic Primary SchoolPrimary · Academy converter · SG1 1NJ
- Not ratedNorth Hertfordshire College16 plus · Further education · SG1 1LA
- Not ratedBroom Barns Primary SchoolPrimary · Foundation school · SG1 1UE
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£16,836
Section 24 credit£0
Annual tax due£519
Post-tax Monthly profit annual£1,566
Exit costs
Projected sale price (5y · 2%/yr growth)£198,735
Capital gain (pre-CGT)£18,735
Sale costs (~2.5%)£4,968
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£13,946
Rates as of Oct 2024
Acquisition costs
£85,537cash neededPurchase price£180,000
Deposit (25%)£45,000
Stamp duty+5% additional-property surcharge£10,100
Refurb£24,737
Legal + survey£2,000
Mortgage fees£3,700
Total cash neededdeposit + costs (loan covers the rest)£85,537
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary chain free - A two bedroom top floor apartment located within walking distance of Stevenage mainline train station. In need of modernisation whilst offering an allocated parking space, 960 years remaining on the lease and a share of freehold - A must view.
Description We bring to market this chain free two bedroom top floor apartment ideally located within walking distance of Stevenage mainline train station and the town centre. Although in need of some modernisation…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
SG1 · same beds + typeMedian nearby: £1,450/mo · 20 of 20 already let+£47 vs our est
- Kings Road, Stevenage, SG1Let2b£1,600/moMay 2026
- Brickdale House, SG1Let2b£1,300/moMay 2026
- Kings Road, Stevenage SG1Let2b£1,600/moMay 2026
- Swingate, Stevenage, SG1Let2b£1,300/moMay 2026
- Admiral Drive, Stevenage, SG1Let2b£1,395/moMay 2026
- Skyline House, Swingate, Stevenage, S…Let2b£1,550/moMay 2026
- Mulberry House, Stevenage, SG1Let2b£1,500/moMay 2026
- Brickdale House, Stevenage, SG1Let2b£1,350/moMay 2026
- Jessop Road, Stevenage, SG1Let2b£1,650/moMay 2026
- Southgate, Stevenage, SG1Let2b£1,400/moMay 2026
- Kilby Road, Stevenage, SG1Let2b£1,450/moMay 2026
- Swingate, STEVENAGE, SG1Let2b£1,400/moMay 2026
- Fintry Lodge, Mendip Way, Stevenage,…Let2b£1,300/moMay 2026
- Briggs Close, Stevenage, Hertfordshir…Let2b£1,695/moMay 2026
- Briggs Close, Stevenage, Hertfordshir…Let2b£1,569/moMay 2026
- Woolners Way, Stevenage, Hertfordshir…Let2b£1,450/moMay 2026
- Admiral Drive, Stevenage, SG1Let2b£1,395/moMay 2026
- North Road, De Havilland House, SG1Let2b£1,450/moMay 2026
- Briggs Close, Stevenage, Hertfordshir…Let2b£1,569/moMay 2026
- Briggs Close, Stevenage, Hertfordshir…Let2b£1,695/moMay 2026
Listing metazoopla · Connells - Stevenage
About this listing
18 days · ZooplaPrice history
5-year price trend
Monthly profit
+£141
Cash needed
£86K
Return after costs
1.97%
IRR
2.46%
Listed 18d ago
Tippett Court, London Road, Stevenage SG1
flat · 2 bed · 1 bath
£180,000
est £1,403 · 9.35% gross
Chain freeLeasehold 960yrEPC D
1 / 8
94/100
Strong
9.35% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.35% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£180K
6% above sold comps
Return before costs
9.35%
est rent £1,403/monot enough comparablesRange £1,351–£1,457/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,351–£1,457/mo · n=55
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 (£18,553–£34,632 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £135,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£141
after mortgage, operating costs & tax
Rent in£1,403/mo gross
£1,349/mo collected · £54/mo lost to voids
Where it goes
£731Mortgage£444Costs
£141/mo left as profit · 10% of rent kept
Mortgage£731
Costs£444
Management£140
Maintenance£67
Insurance£20
CapEx reserve£70
Voids + council tax£6
Service charge + ground rent£36
Ltd co. accounts£104
Tax£33
Profit+£141
Returns
Return before costs on price9.35%
Cash return on cash1.97%
Gross margin£905
Cash needed£85,537
Monthly profit payback50y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.84
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Stevenage & North Herts · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Stevenage & North Herts
- LHA monthly cap:
- £972
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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 | £16,836 | £5,329 | £8,775 | £0 | £519 | £2,213 | £2,213 |
| Year 2 | £17,341 | £5,489 | £8,775 | £0 | £585 | £2,492 | £4,705 |
| Year 3 | £17,861 | £5,653 | £8,775 | £0 | £652 | £2,781 | £7,486 |
| Year 4 | £18,397 | £5,823 | £8,775 | £0 | £722 | £3,077 | £10,563 |
| Year 5 | £18,949 | £5,998 | £8,775 | £0 | £794 | £3,382 | £13,946 |
Rent by the room upside
What we verified
4306
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▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£130/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 31.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,755
Annual rental tax£396
CGT yr 5£0 · company level
5y net total£13,946
Acquisition costs
25% deposit£45,000
Stamp duty£10,100
Refurb£24,737
Legal + survey£2,000
Mortgage + broker£3,700
Cash needed£85,537
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
Summary chain free - A two bedroom top floor apartment located within walking distance of Stevenage mainline train station. In need of modernisation whilst offering an allocated parking space, 960 years remaining on the lease and a share of freehold - A must view.
Description We bring to market this chain free two bedroom top floor apartment ideally located within walking distance of Stevenage mainline train station and the town centre. Although in need of some modernisation…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice