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Year 5 disposal
⊞ View all 10
6/ 100
Weak
5.63% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (999 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£466/mo — significantly negative — real recurring drain
- -4.7% 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
−£466/mo
You top up £466/mo
Price
£325K
No local sold comps to compare
Return · IRR
-4.7%/yr
Loses money over 5 years
Cash to get in
£127K
Deposit + fees + refurb
Return before costs on price 5.63%5-yr return on cash -17%Rent est. £1,525 (£1,448–£1,606)
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: £1,448–£1,606/mo · n=93
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£10,775–£20,112 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£466
after mortgage, operating costs & tax
Rent in£1,525/mo gross
£1,466/mo collected · £59/mo lost to voids
Where it goes
£1,320Mortgage£612Costs
Outgoings exceed rent — you top up £466/mo
Mortgage£1,320
Costs£612
Management£153
Maintenance£67
Insurance£28
CapEx reserve£76
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£466
Returns
Return before costs on price5.63%
Cash return on cash-4.42%
Gross margin£854
Cash needed£126,516
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.11
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 | £18,300 | £7,344 | £15,844 | £0 | £0 | -£4,887 | -£4,887 |
| Year 2 | £18,849 | £7,564 | £15,844 | £0 | £0 | -£4,559 | -£9,446 |
| Year 3 | £19,414 | £7,791 | £15,844 | £0 | £0 | -£4,220 | -£13,666 |
| Year 4 | £19,997 | £8,024 | £15,844 | £0 | £0 | -£3,871 | -£17,537 |
| Year 5 | £20,597 | £8,265 | £15,844 | £0 | £0 | -£3,512 | -£21,049 |
Disposal gain (gross)-£14,535
CGT£0
Net Disposal proceeds£349,856
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold999 yr
Tenure & planning999 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 cohortGU22 7RT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 30 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 · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026
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 — -£466/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 | 5.63% | -£466 | £126,516 | -16.6% | Low | Feasible |
| Housing-benefit rent | 4.51% | -£792 | £126,516 | -31.3% | Med | Feasible |
| Council lease | 4.51% | -£534 | £126,516 | -23.0% | Low | Feasible |
| Refurb & refinance | 5.63% | -£466 | £148,512 | -14.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £370,137 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Guildford · cap £1,222/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £1,222
- Scheme type:
- leasing
- 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
-£22/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 5.63% as-is
As-is Rent it out
Monthly profit-£235
Return before costs on price5.63%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit-£22
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
£50,000
Range: £42,500 – £60,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£66,960–£119,790full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- Rewire£4,950–£7,920
- Replumb£3,960–£6,930
- Windows£10,890–£18,810
- Paint + decor£9,900–£16,830
- Flooring£13,860–£24,750
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingSt Dunstan's Catholic Primary School, WokingPrimary · Voluntary aided school · GU22 7AX
- Not ratedCompass Community School HampshireNot applicable · Other independent special school · GU22 7BT
- Not ratedThe Park SchoolNot applicable · Academy special sponsor led · GU22 7AT
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£18,300
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,591
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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-£21,049
Rates as of Oct 2024
Acquisition costs
£126,516cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+5% additional-property surcharge£22,500
Refurb£14,366
Legal + survey£2,525
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£126,516
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Set within the highly regarded Park Heights development on the southern fringes of Woking town centre, is this superb 990 square foot two-bedroom apartment.
Offering a large curved balcony and floor-to-ceiling windows to the living space, this property really is above the average.
The interior is high-spec, with underfloor heating, luxuriously appointed bathrooms and a contemporary open-plan kitchen, whilst both bedrooms are good size doubles.
Further benefits include an a…
Floor plans
Listing metazoopla · Leaders - Weybridge
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£466
Cash needed
£127K
Return after costs
-4.42%
IRR
-4.72%
Park Heights, Constitution Hill, Woking GU22
flat · 2 bed · 2 bath · 990 sqft
£325,000
est £1,525 · 5.63% gross
Chain freeLeasehold 999yrEPC C
1 / 10
6/100
Marginal
5.63% — verify the rent + comps locally.
Chain free
Price
£325K
Return before costs
5.63%
est rent £1,525/monot enough comparablesRange £1,448–£1,606/mo (Q1–Q3)
Bedrooms
2
2 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: £1,448–£1,606/mo · n=93
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£10,775–£20,112 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£466
after mortgage, operating costs & tax
Rent in£1,525/mo gross
£1,466/mo collected · £59/mo lost to voids
Where it goes
£1,320Mortgage£612Costs
Outgoings exceed rent — you top up £466/mo
Mortgage£1,320
Costs£612
Management£153
Maintenance£67
Insurance£28
CapEx reserve£76
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£466
Returns
Return before costs on price5.63%
Cash return on cash-4.42%
Gross margin£854
Cash needed£126,516
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.11
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Guildford · cap £1,222/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £1,222
- Scheme type:
- leasing
- 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 | £18,300 | £7,344 | £15,844 | £0 | £0 | -£4,887 | -£4,887 |
| Year 2 | £18,849 | £7,564 | £15,844 | £0 | £0 | -£4,559 | -£9,446 |
| Year 3 | £19,414 | £7,791 | £15,844 | £0 | £0 | -£4,220 | -£13,666 |
| Year 4 | £19,997 | £8,024 | £15,844 | £0 | £0 | -£3,871 | -£17,537 |
| Year 5 | £20,597 | £8,265 | £15,844 | £0 | £0 | -£3,512 | -£21,049 |
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 remaining999 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
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,169
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£21,049
Acquisition costs
25% deposit£81,250
Stamp duty£22,500
Refurb£14,366
Legal + survey£2,525
Mortgage + broker£5,875
Cash needed£126,516
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
Set within the highly regarded Park Heights development on the southern fringes of Woking town centre, is this superb 990 square foot two-bedroom apartment.
Offering a large curved balcony and floor-to-ceiling windows to the living space, this property really is above the average.
The interior is high-spec, with underfloor heating, luxuriously appointed bathrooms and a contemporary open-plan kitchen, whilst both bedrooms are good size doubles.
Further benefits include an a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice