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Year 5 disposal
BMV -49%
⊞ View all 11
55/ 100
Caution
15.57% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 15.57% return before costs — above-market
- Priced below market -49% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Tenanted in situ — instant Monthly profit from completion
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- Service charge unknown — could swing £100-300/mo
- 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
+£145/mo
Barely breaks even each month
Price vs market
Below market value
-49% vs 12 sold · interior unseen
Return · IRR
4.5%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £85KCash to buy £41KReturn before costs on price 15.57%5-yr return on cash 30%Rent est. £1,103 (£1,049–£1,160)
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: £1,049–£1,160/mo · n=177
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
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 (£)
Tiered estimate (cosmetic refurb): £7,491–£15,359 range from £/sqft + per-room model
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £63,750 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£145
after mortgage, operating costs & tax
Rent in£1,103/mo gross
£1,061/mo collected · £42/mo lost to voids
Where it goes
£345Mortgage£536Costs
£145/mo left as profit · 14% of rent kept
Mortgage£345
Costs£536
Management£110
Maintenance£67
Insurance£20
CapEx reserve£55
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£34
Profit+£145
Returns
Return before costs on price15.57%
Cash return on cash4.22%
Gross margin£524
Cash needed£41,200
Monthly profit payback23y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.07
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 | £13,236 | £6,438 | £4,144 | £0 | £504 | £2,150 | £2,150 |
| Year 2 | £13,633 | £6,631 | £4,144 | £0 | £543 | £2,315 | £4,466 |
| Year 3 | £14,042 | £6,830 | £4,144 | £0 | £583 | £2,485 | £6,951 |
| Year 4 | £14,463 | £7,035 | £4,144 | £0 | £624 | £2,661 | £9,612 |
| Year 5 | £14,897 | £7,246 | £4,144 | £0 | £666 | £2,842 | £12,453 |
Disposal gain (gross)-£11,174
CGT£0
Net Disposal proceeds£91,501
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold142 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
142 yr
Extracted from listing description · verify with solicitor
Tenure & planning142 yr
Legal & planning
2 checks- TenureLeasehold
- 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 cohortRG21 7EN · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 21.6 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 · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 history1d on marketno cuts yet
Strategy matrix
Rent it out wins — +£145/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 | 15.57% | +£145 | £41,200 | 30.2% | Low | Feasible |
| Housing-benefit rent | 10.98% | -£135 | £41,200 | -8.6% | Med | Feasible |
| Council lease | 0.00% | -£711 | £41,200 | -106.9% | Low | Feasible |
| Refurb & refinance | 15.57% | +£145 | £68,025 | 18.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £125,250 | -19% | 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
+£260/mo cash flow vs Rent it out if converted to Rent by the room
33.88% Return before costs on price converted vs 15.57% as-is
As-is Rent it out
Monthly profit+£292
Return before costs on price15.57%
Cash needed£33,148
If converted to Rent by the room
Monthly profit+£551
Return before costs on price33.88%
Cash needed£49,148
Δ vs Rent it out Monthly profit+£260
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 18.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£13,236
Section 24 credit£0
Annual tax due£504
Post-tax Monthly profit annual£1,641
Exit costs
Projected sale price (5y · 2%/yr growth)£93,847
Capital gain (pre-CGT)£8,847
Sale costs (~2.5%)£2,346
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£12,453
Rates as of Oct 2024
Acquisition costs
£41,200cash neededPurchase price£85,000
Deposit (25%)£21,250
Stamp duty+5% additional-property surcharge£4,250
Refurb£11,425
Legal + survey£2,000
Mortgage fees£2,275
Total cash neededdeposit + costs (loan covers the rest)£41,200
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This purpose built, one bedroom apartment presents a ready made investment opportunity, offered for sale by auction with a tenant in situ and producing a strong gross yield of 14.8%. Well suited to investors seeking immediate income from completion, the property also holds broad appeal as a low maintenance home for future owner occupiers, subject to tenancy arrangements, thanks to its practical layout and allocated residents’ parking.
The surrounding area is popular with ren…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
RG21 · same beds + typeMedian nearby: £1,050/mo · 20 of 20 already let-£53 vs our est
- Churchill Place, Churchill Way, Basin…Let1b£1,150/moMay 2026
- Fletcher Close, Basingstoke, RG21Let1b£975/moMay 2026
- Alencon Link, Basingstoke, RG21Let1b£1,285/moMay 2026
- Winchester Street, Basingstoke, RG21Let1b£950/moMay 2026
- Alencon Link, Basingstoke RG21Let1b£1,150/moMay 2026
- Wolverton Square, 15-16 London Street…Let1b£1,050/moMay 2026
- Churchill Way, Basingstoke RG21Let1b£1,175/moMay 2026
- London Street, Basingstoke RG21Let1b£975/moMay 2026
- Normandy House, Basingstoke RG21Let1b£1,150/moMay 2026
- Vantage House, Little Victoria Street…Let1b£1,050/moMay 2026
- Alencon Link, Basingstoke RG21Let1b£1,050/moMay 2026
- Skyline Plaza, Alencon Link, Basingst…Let1b£1,100/moMay 2026
- 2nd Floor, Churchill Place, Churchill…Let1b£1,000/moMay 2026
- Ground Floor, Churchill Place, Church…Let1b£1,200/moApr 2026
- Normandy House, Basingstoke RG21Let1b£1,150/moFeb 2026
- Millard Close, Basingstoke RG21Let1b£950/moNov 2025
- Victoria Street, Basingstoke RG21Let1b£1,000/moNov 2025
- Rubens Close, Basingstoke, Hampshire…Let1b£950/moNov 2025
- Alencon Link, Basingstoke RG21Let1b£900/moJul 2025
- Feathers Yard, Basingstoke, Hampshire…Let1b£975/moNov 2025
Other deals nearby
RG21 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · First for Auctions
About this listing
1 days · ZooplaPrice history
5-year price trend
Monthly profit
+£145
Cash needed
£41K
Return after costs
4.22%
IRR
4.47%
Listed 1d ago
Churchill Way, Basingstoke, Hampshire RG21
flat · 1 bed · 1 bath
£85,000
est £1,103 · 15.57% gross
Leasehold 142yrEPC C
Priced below market
1 / 11
55/100
Caution
15.57% — verify the rent + comps locally.
Priced below market -49% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
15.57% Return before costs — above-market
Price
£85K
49% below sold comps
Return before costs
15.57%
est rent £1,103/monot enough comparablesRange £1,049–£1,160/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
C
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £1,049–£1,160/mo · n=177
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
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 (£)
Tiered estimate (cosmetic refurb): £7,491–£15,359 range from £/sqft + per-room model
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £63,750 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£145
after mortgage, operating costs & tax
Rent in£1,103/mo gross
£1,061/mo collected · £42/mo lost to voids
Where it goes
£345Mortgage£536Costs
£145/mo left as profit · 14% of rent kept
Mortgage£345
Costs£536
Management£110
Maintenance£67
Insurance£20
CapEx reserve£55
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£34
Profit+£145
Returns
Return before costs on price15.57%
Cash return on cash4.22%
Gross margin£524
Cash needed£41,200
Monthly profit payback23y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.07
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 | £13,236 | £6,438 | £4,144 | £0 | £504 | £2,150 | £2,150 |
| Year 2 | £13,633 | £6,631 | £4,144 | £0 | £543 | £2,315 | £4,466 |
| Year 3 | £14,042 | £6,830 | £4,144 | £0 | £583 | £2,485 | £6,951 |
| Year 4 | £14,463 | £7,035 | £4,144 | £0 | £624 | £2,661 | £9,612 |
| Year 5 | £14,897 | £7,246 | £4,144 | £0 | £666 | £2,842 | £12,453 |
Rent by the room upside
What we verified
5306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining142 yr
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
TenantMonthly profit from day oneIn situ
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miWide · CV 18.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£829
Annual rental tax£408
CGT yr 5£0 · company level
5y net total£12,453
Acquisition costs
25% deposit£21,250
Stamp duty£4,250
Refurb£11,425
Legal + survey£2,000
Mortgage + broker£2,275
Cash needed£41,200
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 purpose built, one bedroom apartment presents a ready made investment opportunity, offered for sale by auction with a tenant in situ and producing a strong gross yield of 14.8%. Well suited to investors seeking immediate income from completion, the property also holds broad appeal as a low maintenance home for future owner occupiers, subject to tenancy arrangements, thanks to its practical layout and allocated residents’ parking.
The surrounding area is popular with ren…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice