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Year 5 disposal
BMV -4%
⊞ View all 25
0/ 100
Weak
3.61% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -4% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 3.61% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£725/mo — heavily negative — needs monthly capital injection
- -8.1% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£725/mo
You top up £725/mo
Price vs market
Below market value
-4% vs 12 sold · interior unseen
Return · IRR
-8.1%/yr
Loses money over 5 years
Cash left in
£105K
Stays in after refinancing at value
Price £300KCash to buy £113KReturn before costs on price 3.61%5-yr return on cash -35%Rent est. £902 (£849–£958)
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: £849–£958/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £74,988
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £224,962.5 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£725
after mortgage, operating costs & tax
Rent in£902/mo gross
£867/mo collected · £35/mo lost to voids
Where it goes
£1,219Mortgage£374Costs
Outgoings exceed rent — you top up £725/mo
Mortgage£1,219
Costs£374
Management£90
Maintenance£100
Insurance£28
CapEx reserve£45
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£725
Returns
Return before costs on price3.61%
Cash return on cash-7.67%
Gross margin£493
Cash needed£113,396
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.71
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 | £10,824 | £4,488 | £14,623 | £0 | £0 | -£8,286 | -£8,286 |
| Year 2 | £11,149 | £4,622 | £14,623 | £0 | £0 | -£8,096 | -£16,382 |
| Year 3 | £11,483 | £4,761 | £14,623 | £0 | £0 | -£7,900 | -£24,283 |
| Year 4 | £11,828 | £4,904 | £14,623 | £0 | £0 | -£7,699 | -£31,981 |
| Year 5 | £12,183 | £5,051 | £14,623 | £0 | £0 | -£7,491 | -£39,472 |
Disposal gain (gross)-£9,969
CGT£0
Net Disposal proceeds£322,890
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortDE21 7LT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Nottingham · 12.9 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
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
Council lease wins — -£594/mo · £131/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 | 3.61% | -£725 | £113,396 | -34.8% | Low | Feasible |
| Housing-benefit rent | 2.37% | -£1,017 | £113,396 | -50.6% | Med | Feasible |
| ⭐ Council lease | 3.61% | -£594 | £113,396 | -29.4% | Low | Feasible |
| Refurb & refinance | 3.61% | -£725 | £132,699 | -29.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £337,165 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +800% 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
+£484/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 3.61% as-is
As-is Rent it out
Monthly profit-£643
Return before costs on price3.61%
Cash needed£86,886
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,886
Δ vs Rent it out Monthly profit+£484
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miWide · CV 25.1%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
- GoodAsterdale Primary SchoolPrimary · Academy converter · DE21 7PH
- GoodBorrow Wood Primary SchoolPrimary · Academy converter · DE21 7QW
- GoodSt Werburgh's CofE Primary SchoolPrimary · Academy converter · DE21 7LL
- Not ratedSpringfield Primary SchoolPrimary · Academy converter · DE21 7AB
- Not ratedWest Park SchoolSecondary · Academy converter · DE21 7BT
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£10,824
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,702
Exit costs
Projected sale price (5y · 2%/yr growth)£331,169
Capital gain (pre-CGT)£31,219
Sale costs (~2.5%)£8,279
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-£39,472
Rates as of Oct 2024
Acquisition costs
£113,396cash neededPurchase price£299,950
Deposit (25%)£74,988
Stamp duty+5% additional-property surcharge£19,995
Refurb£10,764
Legal + survey£2,150
Mortgage fees£5,499
Total cash neededdeposit + costs (loan covers the rest)£113,396
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This well-proportioned and versatile property offers comfortable accommodation with the added benefit of a separate annex, driveway and private garden. The main accommodation comprises a welcoming living room providing a comfortable space for relaxing and entertaining, together with a practical kitchen offering useful storage and preparation space. There are two well-proportioned bedrooms, providing flexible accommodation for residents, guests or home-working requirements, co…
Floor plans
Nearby active comparables5 deals
Comparable rentals
DE21 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Purplebricks
About this listing
1 days · ZooplaPrice history
5-year price trend
Monthly profit
−£725
Cash needed
£113K
Return after costs
-7.67%
IRR
-8.15%
Listed 1d ago
Deincourt Close, Derby DE21
detached · 2 bed · 1 bath
£299,950
est £902 · 3.61% gross
EPC D
Priced below market
1 / 25
0/100
Marginal
3.61% — verify the rent + comps locally.
Priced below market -4% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£300K
4% below sold comps
Return before costs
3.61%
est rent £902/monot enough comparablesRange £849–£958/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — 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: £849–£958/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £74,988
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £224,962.5 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£725
after mortgage, operating costs & tax
Rent in£902/mo gross
£867/mo collected · £35/mo lost to voids
Where it goes
£1,219Mortgage£374Costs
Outgoings exceed rent — you top up £725/mo
Mortgage£1,219
Costs£374
Management£90
Maintenance£100
Insurance£28
CapEx reserve£45
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£725
Returns
Return before costs on price3.61%
Cash return on cash-7.67%
Gross margin£493
Cash needed£113,396
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.71
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Derby · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Derby
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +800% 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 | £10,824 | £4,488 | £14,623 | £0 | £0 | -£8,286 | -£8,286 |
| Year 2 | £11,149 | £4,622 | £14,623 | £0 | £0 | -£8,096 | -£16,382 |
| Year 3 | £11,483 | £4,761 | £14,623 | £0 | £0 | -£7,900 | -£24,283 |
| Year 4 | £11,828 | £4,904 | £14,623 | £0 | £0 | -£7,699 | -£31,981 |
| Year 5 | £12,183 | £5,051 | £14,623 | £0 | £0 | -£7,491 | -£39,472 |
Rent by the room upside
What we verified
3306
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~£3,000–£7,000 to upgrade to CD
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 25.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,925
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£39,472
Acquisition costs
25% deposit£74,988
Stamp duty£19,995
Refurb£10,764
Legal + survey£2,150
Mortgage + broker£5,499
Cash needed£113,396
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 well-proportioned and versatile property offers comfortable accommodation with the added benefit of a separate annex, driveway and private garden. The main accommodation comprises a welcoming living room providing a comfortable space for relaxing and entertaining, together with a practical kitchen offering useful storage and preparation space. There are two well-proportioned bedrooms, providing flexible accommodation for residents, guests or home-working requirements, co…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice