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Year 5 disposal
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41/ 100
Caution
8.09% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.09% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£87/mo — mildly negative — equity build may cover
- -0.9% 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
−£87/mo
You top up £87/mo
Price vs market
Above comparable sales
+49% vs 12 sold
Return · IRR
-0.9%/yr
Loses money over 5 years
Cash to get in
£86K
Deposit + fees + refurb
Price £210KReturn before costs on price 8.09%5-yr return on cash 1%Rent est. £1,415 (£1,313–£1,525)
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: £1,313–£1,525/mo · n=83
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £157,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£87
after mortgage, operating costs & tax
Rent in£1,415/mo gross
£1,361/mo collected · £54/mo lost to voids
Where it goes
£853Mortgage£594Costs
Outgoings exceed rent — you top up £87/mo
Mortgage£853
Costs£594
Management£142
Maintenance£67
Insurance£28
CapEx reserve£71
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£87
Returns
Return before costs on price8.09%
Cash return on cash-1.21%
Gross margin£766
Cash needed£85,961
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.59
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 | £16,980 | £7,130 | £10,238 | £0 | £0 | -£387 | -£387 |
| Year 2 | £17,489 | £7,343 | £10,238 | £0 | £0 | -£91 | -£478 |
| Year 3 | £18,014 | £7,564 | £10,238 | £0 | £40 | £173 | -£306 |
| Year 4 | £18,555 | £7,791 | £10,238 | £0 | £100 | £426 | £121 |
| Year 5 | £19,111 | £8,024 | £10,238 | £0 | £161 | £688 | £809 |
Disposal gain (gross)-£13,250
CGT£0
Net Disposal proceeds£226,061
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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 cohortEX1 3BP · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Exeter · 3 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
3-bed · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history13d on marketno cuts yet
Strategy matrix
Rent it out wins — -£87/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 | 8.09% | -£87 | £85,961 | 0.9% | Low | Feasible |
| Housing-benefit rent | 5.41% | -£530 | £85,961 | -30.2% | Med | Feasible |
| Council lease | 5.41% | -£328 | £85,961 | -20.6% | Low | Feasible |
| Refurb & refinance | 8.09% | -£87 | £102,505 | 0.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £245,355 | 3% | Med | Feasible |
| Rent by the room | 11.14% | -£318 | £85,961 | -8.7% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Exeter · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Exeter
- LHA monthly cap:
- £947
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- 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
+£54/mo cash flow vs Rent it out if converted to Rent by the room
13.71% Return before costs on price converted vs 8.09% as-is
As-is Rent it out
Monthly profit+£101
Return before costs on price8.09%
Cash needed£64,398
If converted to Rent by the room
Monthly profit+£156
Return before costs on price13.71%
Cash needed£80,398
Δ vs Rent it out Monthly profit+£54
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£54,690–£102,530full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Comparables
sold within 0.5 miWide · CV 39.3%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
- GoodEllen Tinkham SchoolNot applicable · Foundation special school · EX1 3RW
- GoodMonkerton Community Primary SchoolPrimary · Free schools · EX1 3WS
- GoodWhipton Barton Junior SchoolPrimary · Academy converter · EX1 3JP
- Not ratedSt Nicholas Catholic Primary SchoolPrimary · Academy sponsor led · EX1 3EG
- Not ratedWestclyst Community Primary SchoolPrimary · Free schools · EX1 3YG
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£16,980
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,040
Exit costs
Projected sale price (5y · 2%/yr growth)£231,857
Capital gain (pre-CGT)£21,857
Sale costs (~2.5%)£5,796
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£809
Rates as of Oct 2024
Acquisition costs
£85,961cash neededPurchase price£210,000
Deposit (25%)£52,500
Stamp duty+5% additional-property surcharge£12,200
Refurb£15,111
Legal + survey£2,000
Mortgage fees£4,150
Total cash neededdeposit + costs (loan covers the rest)£85,961
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This very spacious three-bedroom second-floor apartment forms part of an attractive Grade II listed period house, conveniently located towards the bottom of Fore Street. Set along a private road and surrounded by beautifully maintained communal gardens, the property offers generous living accommodation combined with period character and modern convenience.
Full Description
The accommodation comprises large living room with feature fireplace, three well-proportioned double b…
Floor plans
Listing metazoopla · Bradleys Estate Agents - Exeter North Street
About this listing
13 days · ZooplaPrice history
5-year price trend
Monthly profit
−£87
Cash needed
£86K
Return after costs
-1.21%
IRR
-0.87%
Listed 13d ago
Heavitree Park, Exeter, Devon EX1
flat · 3 bed · 2 bath
£210,000
est £1,415 · 8.09% gross
EPC CListed building
1 / 13
41/100
Caution
8.09% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.09% Return before costs — above-market
Price
£210K
49% above sold comps
Return before costs
8.09%
est rent £1,415/monot enough comparablesRange £1,313–£1,525/mo (Q1–Q3)
Bedrooms
3
2 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: £1,313–£1,525/mo · n=83
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £157,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£87
after mortgage, operating costs & tax
Rent in£1,415/mo gross
£1,361/mo collected · £54/mo lost to voids
Where it goes
£853Mortgage£594Costs
Outgoings exceed rent — you top up £87/mo
Mortgage£853
Costs£594
Management£142
Maintenance£67
Insurance£28
CapEx reserve£71
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£87
Returns
Return before costs on price8.09%
Cash return on cash-1.21%
Gross margin£766
Cash needed£85,961
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.59
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Exeter · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Exeter
- LHA monthly cap:
- £947
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- 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 | £16,980 | £7,130 | £10,238 | £0 | £0 | -£387 | -£387 |
| Year 2 | £17,489 | £7,343 | £10,238 | £0 | £0 | -£91 | -£478 |
| Year 3 | £18,014 | £7,564 | £10,238 | £0 | £40 | £173 | -£306 |
| Year 4 | £18,555 | £7,791 | £10,238 | £0 | £100 | £426 | £121 |
| Year 5 | £19,111 | £8,024 | £10,238 | £0 | £161 | £688 | £809 |
Rent by the room upside
What we verified
6015
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaListed
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 39.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,048
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£809
Acquisition costs
25% deposit£52,500
Stamp duty£12,200
Refurb£15,111
Legal + survey£2,000
Mortgage + broker£4,150
Cash needed£85,961
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
This very spacious three-bedroom second-floor apartment forms part of an attractive Grade II listed period house, conveniently located towards the bottom of Fore Street. Set along a private road and surrounded by beautifully maintained communal gardens, the property offers generous living accommodation combined with period character and modern convenience.
Full Description
The accommodation comprises large living room with feature fireplace, three well-proportioned double b…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice