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Year 5 disposal
BMV -47%
⊞ View all 10
76/ 100
Solid
Real 7.82% return before costs with manageable risks.
Why it works
- 7.82% return before costs — above-market
- Priced below market -47% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- 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
+£13/mo
Barely breaks even each month
Price vs market
Below market value
-47% vs 12 sold · interior unseen
Return · IRR
0.5%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £160KCash to buy £63KReturn before costs on price 7.82%5-yr return on cash 8%Rent est. £1,043 (£902–£1,206)
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: £902–£1,206/mo · n=77
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£6,667–£12,445 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£13
after mortgage, operating costs & tax
Rent in£1,043/mo gross
£1,003/mo collected · £40/mo lost to voids
Where it goes
£650Mortgage£337Costs
£13/mo left as profit · 1% of rent kept
Mortgage£650
Costs£337
Management£104
Maintenance£50
Insurance£20
CapEx reserve£52
Voids + council tax£6
Ltd co. accounts£104
Tax£3
Profit+£13
Returns
Return before costs on price7.82%
Cash return on cash0.25%
Gross margin£666
Cash needed£62,689
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.54
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 | £12,516 | £4,040 | £7,800 | £0 | £128 | £548 | £548 |
| Year 2 | £12,891 | £4,162 | £7,800 | £0 | £177 | £753 | £1,300 |
| Year 3 | £13,278 | £4,286 | £7,800 | £0 | £226 | £966 | £2,266 |
| Year 4 | £13,677 | £4,415 | £7,800 | £0 | £278 | £1,184 | £3,450 |
| Year 5 | £14,087 | £4,548 | £7,800 | £0 | £330 | £1,409 | £4,859 |
Disposal gain (gross)-£7,052
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
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 cohortRG22 5BG · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 24.1 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
1-bed · 1-bath · 549 sqft
£17k–£34k
£ per sqft
building cost only
£31–£62
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,843–£7,137
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,039–£11,529
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history8d on marketno cuts yet
Strategy matrix
Rent it out wins — +£13/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 | 7.82% | +£13 | £62,689 | 7.8% | Low | Feasible |
| Housing-benefit rent | 5.83% | -£250 | £62,689 | -15.5% | Med | Feasible |
| Council lease | 0.00% | -£824 | £62,689 | -79.9% | Low | Feasible |
| Refurb & refinance | 7.82% | +£13 | £74,245 | 6.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £182,845 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £778/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £778
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
+£299/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 7.82% as-is
As-is Rent it out
Monthly profit+£15
Return before costs on price7.82%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.00%
Cash needed£67,898
Δ vs Rent it out Monthly profit+£299
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miWide · CV 14.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodKempshott Infant SchoolPrimary · Community school · RG22 5LL
- GoodKempshott Junior SchoolPrimary · Community school · RG22 5LL
- InadequateChiltern Way Academy BasingstokeNot applicable · Academy special sponsor led · RG22 5TH
- Not ratedChiltern Primary SchoolPrimary · Community school · RG22 5BB
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£12,516
Section 24 credit£0
Annual tax due£128
Post-tax Monthly profit annual£66
Exit costs
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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£4,859
Rates as of Oct 2024
Acquisition costs
£62,689cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£8,889
Legal + survey£1,700
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£62,689
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Charming One-Bedroom Town House
A well-presented and beautifully decorated one-bedroom town house, ideal for a first-time buyer or investment opportunity. Although compact, the property has been thoughtfully updated throughout, featuring a modern new kitchen and stylish new bathroom. The home is bright, well maintained and ready to move into, with a good-sized front garden providing a pleasant outdoor space. An excellent opportunity for someone looking for a low-maintenance…
Floor plans
Nearby active comparables5 deals
Comparable rentals
RG22 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Romans - Basingstoke
About this listing
8 days · ZooplaPrice history
5-year price trend
Monthly profit
+£13
Cash needed
£63K
Return after costs
0.25%
IRR
0.51%
Listed 8d ago
Pentland Close, Basingstoke, Hampshire RG22
terraced · 1 bed · 1 bath · 549 sqft
£160,000
est £1,043 · 7.82% gross
EPC E
Priced below market
1 / 10
76/100
Solid
Real 7.82% — fundamentals work.
Priced below market -47% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.82% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£160K
47% below sold comps
Return before costs
7.82%
est rent £1,043/monot enough comparablesRange £902–£1,206/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — 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: £902–£1,206/mo · n=77
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£6,667–£12,445 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£13
after mortgage, operating costs & tax
Rent in£1,043/mo gross
£1,003/mo collected · £40/mo lost to voids
Where it goes
£650Mortgage£337Costs
£13/mo left as profit · 1% of rent kept
Mortgage£650
Costs£337
Management£104
Maintenance£50
Insurance£20
CapEx reserve£52
Voids + council tax£6
Ltd co. accounts£104
Tax£3
Profit+£13
Returns
Return before costs on price7.82%
Cash return on cash0.25%
Gross margin£666
Cash needed£62,689
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.54
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £778/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £778
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 | £12,516 | £4,040 | £7,800 | £0 | £128 | £548 | £548 |
| Year 2 | £12,891 | £4,162 | £7,800 | £0 | £177 | £753 | £1,300 |
| Year 3 | £13,278 | £4,286 | £7,800 | £0 | £226 | £966 | £2,266 |
| Year 4 | £13,677 | £4,415 | £7,800 | £0 | £278 | £1,184 | £3,450 |
| Year 5 | £14,087 | £4,548 | £7,800 | £0 | £330 | £1,409 | £4,859 |
Rent by the room upside
What we verified
3216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£6,000–£12,000 to upgrade to CE
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 14.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,560
Annual rental tax£37
CGT yr 5£0 · company level
5y net total£4,859
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£8,889
Legal + survey£1,700
Mortgage + broker£3,400
Cash needed£62,689
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
Charming One-Bedroom Town House
A well-presented and beautifully decorated one-bedroom town house, ideal for a first-time buyer or investment opportunity. Although compact, the property has been thoughtfully updated throughout, featuring a modern new kitchen and stylish new bathroom. The home is bright, well maintained and ready to move into, with a good-sized front garden providing a pleasant outdoor space. An excellent opportunity for someone looking for a low-maintenance…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice