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Year 5 disposal
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38/ 100
Weak
7.79% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.79% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (129 yrs) — no short-lease drag
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£79/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
−£79/mo
You top up £79/mo
Price vs market
Above comparable sales
+10% vs 12 sold
Return · IRR
-1.1%/yr
Loses money over 5 years
Cash to get in
£68K
Deposit + fees + refurb
Price £170KReturn before costs on price 7.79%5-yr return on cash 0%Rent est. £1,104 (£994–£1,226)
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: £994–£1,226/mo · n=44
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £127,500 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
-£79
after mortgage, operating costs & tax
Rent in£1,104/mo gross
£1,062/mo collected · £42/mo lost to voids
Where it goes
£691Mortgage£450Costs
Outgoings exceed rent — you top up £79/mo
Mortgage£691
Costs£450
Management£110
Maintenance£67
Insurance£20
CapEx reserve£55
Voids + council tax£6
Service charge + ground rent£87
Ltd co. accounts£104
Tax—
Shortfall−£79
Returns
Return before costs on price7.79%
Cash return on cash-1.39%
Gross margin£611
Cash needed£68,214
Monthly profit paybackn/a (monthly loss)
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 | £13,248 | £5,402 | £8,288 | £0 | £0 | -£442 | -£442 |
| Year 2 | £13,645 | £5,564 | £8,288 | £0 | £0 | -£206 | -£648 |
| Year 3 | £14,055 | £5,731 | £8,288 | £0 | £7 | £29 | -£619 |
| Year 4 | £14,476 | £5,903 | £8,288 | £0 | £54 | £232 | -£387 |
| Year 5 | £14,911 | £6,080 | £8,288 | £0 | £103 | £440 | £53 |
Disposal gain (gross)-£9,163
CGT£0
Net Disposal proceeds£183,001
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold129 yr
Tenure & planning129 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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 cohortGL51 0FT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
UWE Bristol · 53.2 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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£79/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 | 7.79% | -£79 | £68,214 | 0.1% | Low | Feasible |
| Housing-benefit rent | 5.63% | -£381 | £68,214 | -26.1% | Med | Feasible |
| Council lease | 0.00% | -£969 | £68,214 | -86.7% | Low | Feasible |
| Refurb & refinance | 7.79% | -£79 | £81,020 | 0.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£278 | £196,470 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Cheltenham · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £798
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
+£259/mo cash flow vs Rent it out if converted to Rent by the room
16.94% Return before costs on price converted vs 7.79% as-is
As-is Rent it out
Monthly profit+£23
Return before costs on price7.79%
Cash needed£54,398
If converted to Rent by the room
Monthly profit+£282
Return before costs on price16.94%
Cash needed£70,398
Δ vs Rent it out Monthly profit+£259
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
£52,800
Range: £45,600 – £62,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£51,090–£97,505full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- Rewire£3,600–£7,200
- Replumb£2,700–£6,300
- Windows£9,000–£17,100
- Paint + decor£8,100–£14,400
- Flooring£11,700–£21,600
Comparables
sold within 0.5 miWide · CV 36.6%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
- OutstandingPate's Grammar SchoolSecondary · Academy converter · GL51 0HG
- GoodHesters Way Primary SchoolPrimary · Community school · GL51 0ES
- GoodSpringbank Primary AcademyPrimary · Academy converter · GL51 0PH
- GoodSt Thomas More Catholic Primary SchoolPrimary · Academy converter · GL51 0HZ
- Not ratedAll Saints' Academy, CheltenhamSecondary · Academy sponsor led · GL51 0WH
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£13,248
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£951
Exit costs
Projected sale price (5y · 2%/yr growth)£187,694
Capital gain (pre-CGT)£17,694
Sale costs (~2.5%)£4,692
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£53
Rates as of Oct 2024
Acquisition costs
£68,214cash neededPurchase price£170,000
Deposit (25%)£42,500
Stamp duty+5% additional-property surcharge£9,400
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,550
Total cash neededdeposit + costs (loan covers the rest)£68,214
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A generously proportioned, two bedroom, first floor apartment with a southerly aspect and no onward chain.
Carver Court is located on the edge of central Cheltenham having excellent transport links in to the town centre, and easy access to local amenities, gchq, and junction 11 of the M5.
A southerly aspect allows for lots of natural light, and the practical designed layout is generously proportioned. Furthermore, the property is vacant and has no onward chain.
Accommodati…
Floor plans
Nearby active comparables2 rentals
Comparable rentals
GL51 · same beds + typeMedian nearby: £1,675/mo · 2 of 2 already let+£571 vs our est
- Corinne Court, Cheltenham, GL51Let2b£2,150/moMay 2026
- St. Georges Drive, Cheltenham, GL51Let2b£1,200/moMay 2026
Other deals nearby
GL51 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Peter Ball - Cheltenham
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£79
Cash needed
£68K
Return after costs
-1.39%
IRR
-1.12%
Sotherby Drive, Cheltenham, Gloucestershire GL51
flat · 2 bed · 1 bath
£170,000
est £1,104 · 7.79% gross
Leasehold 129yrEPC B
1 / 9
38/100
Marginal
7.79% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.79% Return before costs — above-market
Price
£170K
10% above sold comps
Return before costs
7.79%
est rent £1,104/monot enough comparablesRange £994–£1,226/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
B
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: £994–£1,226/mo · n=44
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £127,500 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
-£79
after mortgage, operating costs & tax
Rent in£1,104/mo gross
£1,062/mo collected · £42/mo lost to voids
Where it goes
£691Mortgage£450Costs
Outgoings exceed rent — you top up £79/mo
Mortgage£691
Costs£450
Management£110
Maintenance£67
Insurance£20
CapEx reserve£55
Voids + council tax£6
Service charge + ground rent£87
Ltd co. accounts£104
Tax—
Shortfall−£79
Returns
Return before costs on price7.79%
Cash return on cash-1.39%
Gross margin£611
Cash needed£68,214
Monthly profit paybackn/a (monthly loss)
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 Cheltenham · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £798
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 | £13,248 | £5,402 | £8,288 | £0 | £0 | -£442 | -£442 |
| Year 2 | £13,645 | £5,564 | £8,288 | £0 | £0 | -£206 | -£648 |
| Year 3 | £14,055 | £5,731 | £8,288 | £0 | £7 | £29 | -£619 |
| Year 4 | £14,476 | £5,903 | £8,288 | £0 | £54 | £232 | -£387 |
| Year 5 | £14,911 | £6,080 | £8,288 | £0 | £103 | £440 | £53 |
Rent by the room upside
What we verified
6206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining129 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£890/yr
Ground rentDoubling clauses kill mortgageability£150/yr
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 36.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,658
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£53
Acquisition costs
25% deposit£42,500
Stamp duty£9,400
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,550
Cash needed£68,214
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 generously proportioned, two bedroom, first floor apartment with a southerly aspect and no onward chain.
Carver Court is located on the edge of central Cheltenham having excellent transport links in to the town centre, and easy access to local amenities, gchq, and junction 11 of the M5.
A southerly aspect allows for lots of natural light, and the practical designed layout is generously proportioned. Furthermore, the property is vacant and has no onward chain.
Accommodati…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice