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Year 5 disposal
⊞ View all 17
23/ 100
Weak
7.31% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.31% return before costs — above-market
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£268/mo — significantly negative — real recurring drain
- -4.4% 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
−£268/mo
You top up £268/mo
Price
£195K
No local sold comps to compare
Return · IRR
-4.4%/yr
Loses money over 5 years
Cash to get in
£72K
Deposit + fees + refurb
Return before costs on price 7.31%5-yr return on cash -16%Rent est. £1,188 (£1,148–£1,229)
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: £1,148–£1,229/mo · n=107
Financing
DepositYour cash in — the rest is the mortgage25% · £48,750
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £146,250 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
-£268
after mortgage, operating costs & tax
Rent in£1,188/mo gross
£1,142/mo collected · £46/mo lost to voids
Where it goes
£792Mortgage£618Costs
Outgoings exceed rent — you top up £268/mo
Mortgage£792
Costs£618
Management£119
Maintenance£67
Insurance£20
CapEx reserve£59
Voids + council tax£7
Service charge + ground rent£242
Ltd co. accounts£104
Tax—
Shortfall−£268
Returns
Return before costs on price7.31%
Cash return on cash-4.45%
Gross margin£524
Cash needed£72,242
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.44
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 | £14,256 | £7,414 | £9,506 | £0 | £0 | -£2,665 | -£2,665 |
| Year 2 | £14,684 | £7,637 | £9,506 | £0 | £0 | -£2,459 | -£5,124 |
| Year 3 | £15,124 | £7,866 | £9,506 | £0 | £0 | -£2,248 | -£7,372 |
| Year 4 | £15,578 | £8,102 | £9,506 | £0 | £0 | -£2,030 | -£9,402 |
| Year 5 | £16,045 | £8,345 | £9,506 | £0 | £0 | -£1,806 | -£11,208 |
Disposal gain (gross)-£4,654
CGT£0
Net Disposal proceeds£209,913
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- 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 cohortHP3 9NE · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University College London · 33.4 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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£268/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 | 7.31% | -£268 | £72,242 | -15.5% | Low | Feasible |
| Housing-benefit rent | 5.83% | -£525 | £72,242 | -35.8% | Med | Feasible |
| Council lease | 0.00% | -£1,225 | £72,242 | -104.0% | Low | Feasible |
| Refurb & refinance | 7.31% | -£268 | £84,559 | -13.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£433 | £217,134 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA South West Herts · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- South West Herts
- LHA monthly cap:
- £947
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
+£204/mo cash flow vs Rent it out if converted to Rent by the room
14.77% Return before costs on price converted vs 7.31% as-is
As-is Rent it out
Monthly profit-£1
Return before costs on price7.31%
Cash needed£60,648
If converted to Rent by the room
Monthly profit+£203
Return before costs on price14.77%
Cash needed£76,648
Δ vs Rent it out Monthly profit+£204
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 miLoading 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
- GoodLime Walk Primary SchoolPrimary · Community school · HP3 9LN
- GoodNash Mills Church of England Primary SchoolPrimary · Voluntary aided school · HP3 9XB
- Not ratedBelswains Primary SchoolPrimary · Community school · HP3 9QJ
- Not ratedTudor Primary SchoolPrimary · Community school · HP3 9ER
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£14,256
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,213
Exit costs
Projected sale price (5y · 2%/yr growth)£215,296
Capital gain (pre-CGT)£20,296
Sale costs (~2.5%)£5,382
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-£11,208
Rates as of Oct 2024
Acquisition costs
£72,242cash neededPurchase price£195,000
Deposit (25%)£48,750
Stamp duty+5% additional-property surcharge£11,150
Refurb£6,417
Legal + survey£2,000
Mortgage fees£3,925
Total cash neededdeposit + costs (loan covers the rest)£72,242
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Conveniently located for local shops, amenities, Durrants Hill Park, the Grand Union Canal and Apsley Main Line Station with links to London Euston, this well-presented one-bedroom second-floor apartment benefits from a communal garden, residents’ parking, no upper chain and a share of freehold.
The apartment is arranged with a spacious open-plan lounge dining room, providing a comfortable and versatile space for relaxing and entertaining. The fitted kitchen features a range…
Floor plans
Listing metazoopla · David Doyle Estate Agents
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£268
Cash needed
£72K
Return after costs
-4.45%
IRR
-4.41%
Oram Place, Hemel Hempstead HP3
flat · 1 bed · 1 bath
£195,000
est £1,188 · 7.31% gross
EPC C
1 / 17
23/100
Marginal
7.31% — verify the rent + comps locally.
7.31% Return before costs — above-market
Price
£195K
Return before costs
7.31%
est rent £1,188/monot enough comparablesRange £1,148–£1,229/mo (Q1–Q3)
Bedrooms
1
1 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: £1,148–£1,229/mo · n=107
Financing
DepositYour cash in — the rest is the mortgage25% · £48,750
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £146,250 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
-£268
after mortgage, operating costs & tax
Rent in£1,188/mo gross
£1,142/mo collected · £46/mo lost to voids
Where it goes
£792Mortgage£618Costs
Outgoings exceed rent — you top up £268/mo
Mortgage£792
Costs£618
Management£119
Maintenance£67
Insurance£20
CapEx reserve£59
Voids + council tax£7
Service charge + ground rent£242
Ltd co. accounts£104
Tax—
Shortfall−£268
Returns
Return before costs on price7.31%
Cash return on cash-4.45%
Gross margin£524
Cash needed£72,242
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.44
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA South West Herts · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- South West Herts
- LHA monthly cap:
- £947
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 | £14,256 | £7,414 | £9,506 | £0 | £0 | -£2,665 | -£2,665 |
| Year 2 | £14,684 | £7,637 | £9,506 | £0 | £0 | -£2,459 | -£5,124 |
| Year 3 | £15,124 | £7,866 | £9,506 | £0 | £0 | -£2,248 | -£7,372 |
| Year 4 | £15,578 | £8,102 | £9,506 | £0 | £0 | -£2,030 | -£9,402 |
| Year 5 | £16,045 | £8,345 | £9,506 | £0 | £0 | -£1,806 | -£11,208 |
Rent by the room upside
What we verified
5206
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▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£2,600/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,901
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£11,208
Acquisition costs
25% deposit£48,750
Stamp duty£11,150
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£3,925
Cash needed£72,242
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
Conveniently located for local shops, amenities, Durrants Hill Park, the Grand Union Canal and Apsley Main Line Station with links to London Euston, this well-presented one-bedroom second-floor apartment benefits from a communal garden, residents’ parking, no upper chain and a share of freehold.
The apartment is arranged with a spacious open-plan lounge dining room, providing a comfortable and versatile space for relaxing and entertaining. The fitted kitchen features a range…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice