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Year 5 disposal
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31/ 100
Weak
7.12% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.12% return before costs — above-market
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£111/mo — mildly negative — equity build may cover
- -1.1% 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
−£111/mo
You top up £111/mo
Price
£360K
No local sold comps to compare
Return · IRR
-1.1%/yr
Loses money over 5 years
Cash to get in
£140K
Deposit + fees + refurb
Return before costs on price 7.12%5-yr return on cash 2%Rent est. £2,136 (£1,971–£2,315)
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: £1,971–£2,315/mo · n=54
Financing
DepositYour cash in — the rest is the mortgage25% · £89,988
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £269,962.5 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
-£111
after mortgage, operating costs & tax
Rent in£2,136/mo gross
£2,054/mo collected · £82/mo lost to voids
Where it goes
£1,462Mortgage£703Costs
Outgoings exceed rent — you top up £111/mo
Mortgage£1,462
Costs£703
Management£214
Maintenance£67
Insurance£28
CapEx reserve£107
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£111
Returns
Return before costs on price7.12%
Cash return on cash-0.95%
Gross margin£1,351
Cash needed£140,018
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.40
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 | £25,632 | £8,431 | £17,548 | £0 | £0 | -£346 | -£346 |
| Year 2 | £26,401 | £8,684 | £17,548 | £0 | £32 | £138 | -£209 |
| Year 3 | £27,193 | £8,944 | £17,548 | £0 | £133 | £568 | £360 |
| Year 4 | £28,009 | £9,213 | £17,548 | £0 | £237 | £1,012 | £1,371 |
| Year 5 | £28,849 | £9,489 | £17,548 | £0 | £344 | £1,469 | £2,840 |
Disposal gain (gross)-£16,102
CGT£0
Net Disposal proceeds£387,479
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
968 yr
Ground rent
Doubling = lender risk
£0/yr
Extracted from listing description · verify with solicitor
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 cohortGU22 7EQ · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 30.7 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 history9d on marketno cuts yet
Strategy matrix
Rent it out wins — -£111/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 | 7.12% | -£111 | £140,018 | 2.0% | Low | Feasible |
| Housing-benefit rent | 4.92% | -£741 | £140,018 | -24.7% | Med | Feasible |
| Council lease | 4.92% | -£434 | £140,018 | -15.9% | Low | Feasible |
| Refurb & refinance | 7.12% | -£111 | £164,059 | 1.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £409,625 | 5% | Med | Feasible |
| Rent by the room | 8.00% | -£635 | £140,018 | -16.5% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Guildford · cap £1,476/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £1,476
- Scheme type:
- leasing
- Premium:
- +0% 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 impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
-£494/mo cash flow vs Rent it out if converted to Rent by the room
8.00% Return before costs on price converted vs 7.12% as-is
As-is Rent it out
Monthly profit+£101
Return before costs on price7.12%
Cash needed£101,886
If converted to Rent by the room
Monthly profit-£393
Return before costs on price8.00%
Cash needed£117,886
Δ vs Rent it out Monthly profit-£494
Show conversion detail
Conversion cost estimate
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£74,220–£132,330full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- Rewire£5,775–£9,240
- Replumb£4,620–£8,085
- Windows£12,705–£21,945
- Paint + decor£11,550–£19,635
- Flooring£16,170–£28,875
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingSt Dunstan's Catholic Primary School, WokingPrimary · Voluntary aided school · GU22 7AX
- Not ratedCompass Community School HampshireNot applicable · Other independent special school · GU22 7BT
- Not ratedThe Park SchoolNot applicable · Academy special sponsor led · GU22 7AT
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£25,632
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,332
Exit costs
Projected sale price (5y · 2%/yr growth)£397,414
Capital gain (pre-CGT)£37,464
Sale costs (~2.5%)£9,935
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£2,840
Rates as of Oct 2024
Acquisition costs
£140,018cash neededPurchase price£359,950
Deposit (25%)£89,988
Stamp duty+5% additional-property surcharge£25,995
Refurb£15,111
Legal + survey£2,525
Mortgage fees£6,399
Total cash neededdeposit + costs (loan covers the rest)£140,018
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A spacious three-bedroom split-level maisonette situated in a desirable tree-lined private road, conveniently positioned within walking distance of Woking town centre and the mainline station.
The property offers well-proportioned and versatile accommodation arranged over two floors. The first floor provides a generous reception space, with a bright living room creating an ideal area for both relaxing and entertaining. The modern kitchen/breakfast room offers a practical and…
Floor plans
Nearby active comparables1 rental
Comparable rentals
GU22 · same beds + typeMedian nearby: £1,975/mo · 1 of 1 already let-£161 vs our est
- Beech Vale, Woking, Surrey, GU22Let3b£1,975/moDec 2025
Other deals nearby
GU22 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Bourne Estate Agents
About this listing
9 days · ZooplaPrice history
5-year price trend
Monthly profit
−£111
Cash needed
£140K
Return after costs
-0.95%
IRR
-1.11%
Listed 9d ago
The Ridge, Woking, Surrey GU22
flat · 3 bed · 2 bath
£359,950
est £2,136 · 7.12% gross
Leasehold 968yrEPC C
1 / 14
31/100
Marginal
7.12% — verify the rent + comps locally.
7.12% Return before costs — above-market
Price
£360K
Return before costs
7.12%
est rent £2,136/monot enough comparablesRange £1,971–£2,315/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: £1,971–£2,315/mo · n=54
Financing
DepositYour cash in — the rest is the mortgage25% · £89,988
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £269,962.5 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
-£111
after mortgage, operating costs & tax
Rent in£2,136/mo gross
£2,054/mo collected · £82/mo lost to voids
Where it goes
£1,462Mortgage£703Costs
Outgoings exceed rent — you top up £111/mo
Mortgage£1,462
Costs£703
Management£214
Maintenance£67
Insurance£28
CapEx reserve£107
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£111
Returns
Return before costs on price7.12%
Cash return on cash-0.95%
Gross margin£1,351
Cash needed£140,018
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.40
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Guildford · cap £1,476/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £1,476
- Scheme type:
- leasing
- Premium:
- +0% 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 | £25,632 | £8,431 | £17,548 | £0 | £0 | -£346 | -£346 |
| Year 2 | £26,401 | £8,684 | £17,548 | £0 | £32 | £138 | -£209 |
| Year 3 | £27,193 | £8,944 | £17,548 | £0 | £133 | £568 | £360 |
| Year 4 | £28,009 | £9,213 | £17,548 | £0 | £237 | £1,012 | £1,371 |
| Year 5 | £28,849 | £9,489 | £17,548 | £0 | £344 | £1,469 | £2,840 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,510
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,840
Acquisition costs
25% deposit£89,988
Stamp duty£25,995
Refurb£15,111
Legal + survey£2,525
Mortgage + broker£6,399
Cash needed£140,018
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
A spacious three-bedroom split-level maisonette situated in a desirable tree-lined private road, conveniently positioned within walking distance of Woking town centre and the mainline station.
The property offers well-proportioned and versatile accommodation arranged over two floors. The first floor provides a generous reception space, with a bright living room creating an ideal area for both relaxing and entertaining. The modern kitchen/breakfast room offers a practical and…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice