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Year 5 disposal
BMV -12%
⊞ View all 10
21/ 100
Weak
6.32% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -12% vs 12 nearby sold (last 12 mo) — instant equity
- EPC C — MEES compliant
Why to be cautious
- Floor area 496 sqft — small for the type
- Monthly profit −£308/mo — significantly negative — real recurring drain
- -2.5% 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
−£308/mo
You top up £308/mo
Price vs market
Below market value
-12% vs 12 sold · interior unseen
Return · IRR
-2.5%/yr
Loses money over 5 years
Cash left in
£147K
Stays in after refinancing at value
Price £525KCash to buy £199KReturn before costs on price 6.32%5-yr return on cash -3%Rent est. £2,763 (£2,505–£3,048)
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: £2,505–£3,048/mo · n=86
Financing
DepositYour cash in — the rest is the mortgage25% · £131,250
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 (£9,602–£17,924 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £393,750 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£308
after mortgage, operating costs & tax
Rent in£2,763/mo gross
£2,657/mo collected · £106/mo lost to voids
Where it goes
£2,133Mortgage£832Costs
Outgoings exceed rent — you top up £308/mo
Mortgage£2,133
Costs£832
Management£276
Maintenance£67
Insurance£40
CapEx reserve£138
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£28
Tax—
Shortfall−£308
Returns
Return before costs on price6.32%
Cash return on cash-1.86%
Gross margin£1,825
Cash needed£198,778
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.25
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 | £33,156 | £9,986 | £25,594 | £0 | £0 | -£2,424 | -£2,424 |
| Year 2 | £34,151 | £10,286 | £25,594 | £0 | £0 | -£1,729 | -£4,153 |
| Year 3 | £35,175 | £10,595 | £25,594 | £0 | £0 | -£1,013 | -£5,166 |
| Year 4 | £36,230 | £10,912 | £25,594 | £0 | £0 | -£276 | -£5,442 |
| Year 5 | £37,317 | £11,240 | £25,594 | £0 | £92 | £392 | -£5,050 |
Disposal gain (gross)-£18,502
CGT£0
Net Disposal proceeds£565,151
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
961 yr
Extracted from listing description · verify with solicitor
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 cohortSW11 1XG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 4.4 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 · 496 sqft · London ×1.4
£21k–£41k
£ per sqft
building cost only
£42–£82
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£4,960–£8,928
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,944–£12,896
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history10d on marketno cuts yet
Strategy matrix
Refurb & refinance wins — -£280/mo · £28/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.32% | -£308 | £198,778 | -2.5% | Low | Feasible |
| Housing-benefit rent | 3.87% | -£1,267 | £198,778 | -32.4% | Med | Feasible |
| Council lease | 3.87% | -£926 | £198,778 | -25.7% | Low | Feasible |
| ⭐ Refurb & refinance | 6.32% | -£280 | £230,149 | -1.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£386 | £588,774 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Inner South West London · cap £1,695/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Inner South West London
- LHA monthly cap:
- £1,695
- Scheme type:
- PSL
- 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
-£1,027/mo cash flow vs Rent it out if converted to Rent by the room
5.49% Return before costs on price converted vs 6.32% as-is
As-is Rent it out
Monthly profit-£11
Return before costs on price6.32%
Cash needed£143,148
If converted to Rent by the room
Monthly profit-£1,038
Return before costs on price5.49%
Cash needed£159,148
Δ vs Rent it out Monthly profit-£1,027
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
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£39,464–£74,256full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£2,480–£4,464
- Replumb£1,984–£3,968
- Windows£5,456–£9,920
- Paint + decor£4,960–£8,928
- Flooring£6,944–£12,896
Comparables
sold within 0.5 miWide · CV 26.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedCentre Academy LondonNot applicable · Other independent special school · SW11 1SH
- Not ratedEmanuel SchoolNot applicable · Other independent school · SW11 1HS
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£33,156
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,699
Exit costs
Projected sale price (5y · 2%/yr growth)£579,642
Capital gain (pre-CGT)£54,642
Sale costs (~2.5%)£14,491
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-£5,050
Rates as of Oct 2024
Acquisition costs
£198,778cash neededPurchase price£525,000
Deposit (25%)£131,250
Stamp duty+5% additional-property surcharge£42,500
Refurb£12,803
Legal + survey£3,350
Mortgage fees£8,875
Total cash neededdeposit + costs (loan covers the rest)£198,778
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This bright and well-proportioned two-bedroom flat is arranged on the first floor of a handsome Victorian conversion, on a popular residential street between the commons. With approximately 496 sq ft of living space, the flat has good ceiling heights and period character throughout.
The reception room set towards the rear of the property, boasts a feature fireplace flanked by built-in shelving, carpeted floors, and a large sash window which floods the room with light. There…
Floor plans
Nearby active comparables5 deals
Comparable rentals
SW11 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Rampton Baseley
About this listing
10 days · ZooplaPrice history
5-year price trend
Monthly profit
−£308
Cash needed
£199K
Return after costs
-1.86%
IRR
-2.55%
Listed 10d ago
Leathwaite Road SW11
flat · 2 bed · 1 bath · 496 sqft
£525,000
est £2,763 · 6.32% gross
Leasehold 961yrEPC C
Priced below market
1 / 10
21/100
Marginal
6.32% — verify the rent + comps locally.
Priced below market -12% vs 12 nearby sold (last 12 mo)
Price
£525K
12% below sold comps
Return before costs
6.32%
est rent £2,763/monot enough comparablesRange £2,505–£3,048/mo (Q1–Q3)
Bedrooms
2
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 (£)
Local comp range: £2,505–£3,048/mo · n=86
Financing
DepositYour cash in — the rest is the mortgage25% · £131,250
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 (£9,602–£17,924 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £393,750 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£308
after mortgage, operating costs & tax
Rent in£2,763/mo gross
£2,657/mo collected · £106/mo lost to voids
Where it goes
£2,133Mortgage£832Costs
Outgoings exceed rent — you top up £308/mo
Mortgage£2,133
Costs£832
Management£276
Maintenance£67
Insurance£40
CapEx reserve£138
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£28
Tax—
Shortfall−£308
Returns
Return before costs on price6.32%
Cash return on cash-1.86%
Gross margin£1,825
Cash needed£198,778
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.25
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Inner South West London · cap £1,695/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Inner South West London
- LHA monthly cap:
- £1,695
- Scheme type:
- PSL
- 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 | £33,156 | £9,986 | £25,594 | £0 | £0 | -£2,424 | -£2,424 |
| Year 2 | £34,151 | £10,286 | £25,594 | £0 | £0 | -£1,729 | -£4,153 |
| Year 3 | £35,175 | £10,595 | £25,594 | £0 | £0 | -£1,013 | -£5,166 |
| Year 4 | £36,230 | £10,912 | £25,594 | £0 | £0 | -£276 | -£5,442 |
| Year 5 | £37,317 | £11,240 | £25,594 | £0 | £92 | £392 | -£5,050 |
Rent by the room upside
What we verified
4206
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▾
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 26.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,119
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,050
Acquisition costs
25% deposit£131,250
Stamp duty£42,500
Refurb£12,803
Legal + survey£3,350
Mortgage + broker£8,875
Cash needed£198,778
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 bright and well-proportioned two-bedroom flat is arranged on the first floor of a handsome Victorian conversion, on a popular residential street between the commons. With approximately 496 sq ft of living space, the flat has good ceiling heights and period character throughout.
The reception room set towards the rear of the property, boasts a feature fireplace flanked by built-in shelving, carpeted floors, and a large sash window which floods the room with light. There…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice