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Year 5 disposal
BMV -6%
⊞ View all 18
0/ 100
Weak
4.76% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -6% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£591/mo — heavily negative — needs monthly capital injection
- -4.8% 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
−£591/mo
You top up £591/mo
Price vs market
Below market value
-6% vs 12 sold · interior unseen
Return · IRR
-4.8%/yr
Loses money over 5 years
Cash left in
£146K
Stays in after refinancing at value
Price £440KCash to buy £169KReturn before costs on price 4.76%5-yr return on cash -16%Rent est. £1,744 (£1,504–£2,022)
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: £1,504–£2,022/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £110,000
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £330,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£591
after mortgage, operating costs & tax
Rent in£1,744/mo gross
£1,677/mo collected · £67/mo lost to voids
Where it goes
£1,788Mortgage£480Costs
Outgoings exceed rent — you top up £591/mo
Mortgage£1,788
Costs£480
Management£174
Maintenance£67
Insurance£40
CapEx reserve£87
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£591
Returns
Return before costs on price4.76%
Cash return on cash-4.20%
Gross margin£1,197
Cash needed£168,700
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.94
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 | £20,928 | £5,761 | £21,450 | £0 | £0 | -£6,283 | -£6,283 |
| Year 2 | £21,556 | £5,934 | £21,450 | £0 | £0 | -£5,828 | -£12,110 |
| Year 3 | £22,203 | £6,112 | £21,450 | £0 | £0 | -£5,359 | -£17,469 |
| Year 4 | £22,869 | £6,295 | £21,450 | £0 | £0 | -£4,876 | -£22,346 |
| Year 5 | £23,555 | £6,484 | £21,450 | £0 | £0 | -£4,379 | -£26,725 |
Disposal gain (gross)-£17,449
CGT£0
Net Disposal proceeds£473,651
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 cohortGU3 3ND · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 29.7 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 — -£591/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 | 4.76% | -£591 | £168,700 | -15.8% | Low | Feasible |
| Housing-benefit rent | 3.33% | -£1,093 | £168,700 | -33.8% | Med | Feasible |
| Council lease | 0.00% | -£1,999 | £168,700 | -71.5% | Low | Feasible |
| Refurb & refinance | 4.76% | -£591 | £196,680 | -13.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £497,080 | 6% | 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
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
-£200/mo cash flow vs Rent it out if converted to Rent by the room
6.55% Return before costs on price converted vs 4.76% as-is
As-is Rent it out
Monthly profit-£506
Return before costs on price4.76%
Cash needed£121,898
If converted to Rent by the room
Monthly profit-£706
Return before costs on price6.55%
Cash needed£137,898
Δ vs Rent it out Monthly profit-£200
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£58,230–£103,995full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
Comparables
sold within 0.5 miWide · CV 45.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedWood Street Infant SchoolPrimary · Community school · GU3 3DA
- Not ratedWorplesdon Primary SchoolPrimary · Community school · GU3 3NL
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£20,928
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,088
Exit costs
Projected sale price (5y · 2%/yr growth)£485,796
Capital gain (pre-CGT)£45,796
Sale costs (~2.5%)£12,145
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-£26,725
Rates as of Oct 2024
Acquisition costs
£168,700cash neededPurchase price£440,000
Deposit (25%)£110,000
Stamp duty+5% additional-property surcharge£34,000
Refurb£14,950
Legal + survey£2,150
Mortgage fees£7,600
Total cash neededdeposit + costs (loan covers the rest)£168,700
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Offered to the market with no onward chain, this well-presented home offers spacious and versatile accommodation suited to modern family life, with a fantastic opportunity to extend, subject to the necessary planning permissions and consents.
The ground floor comprises an entrance hall with built-in storage, leading through to a fitted kitchen and a spacious living/dining room. The living area provides plenty of room for both lounge and dining furniture, creating a practical…
Floor plans
Listing metazoopla · Bourne Estate Agents
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£591
Cash needed
£169K
Return after costs
-4.20%
IRR
-4.78%
Brocks Drive, Fairlands, Guildford, Surrey GU3
semi-detached · 2 bed · 1 bath
£440,000
est £1,744 · 4.76% gross
EPC D
Priced below market
1 / 18
0/100
Marginal
4.76% — verify the rent + comps locally.
Priced below market -6% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£440K
6% below sold comps
Return before costs
4.76%
est rent £1,744/monot enough comparablesRange £1,504–£2,022/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: £1,504–£2,022/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £110,000
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £330,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£591
after mortgage, operating costs & tax
Rent in£1,744/mo gross
£1,677/mo collected · £67/mo lost to voids
Where it goes
£1,788Mortgage£480Costs
Outgoings exceed rent — you top up £591/mo
Mortgage£1,788
Costs£480
Management£174
Maintenance£67
Insurance£40
CapEx reserve£87
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£591
Returns
Return before costs on price4.76%
Cash return on cash-4.20%
Gross margin£1,197
Cash needed£168,700
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.94
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
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 | £20,928 | £5,761 | £21,450 | £0 | £0 | -£6,283 | -£6,283 |
| Year 2 | £21,556 | £5,934 | £21,450 | £0 | £0 | -£5,828 | -£12,110 |
| Year 3 | £22,203 | £6,112 | £21,450 | £0 | £0 | -£5,359 | -£17,469 |
| Year 4 | £22,869 | £6,295 | £21,450 | £0 | £0 | -£4,876 | -£22,346 |
| Year 5 | £23,555 | £6,484 | £21,450 | £0 | £0 | -£4,379 | -£26,725 |
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 45.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,290
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£26,725
Acquisition costs
25% deposit£110,000
Stamp duty£34,000
Refurb£14,950
Legal + survey£2,150
Mortgage + broker£7,600
Cash needed£168,700
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
Offered to the market with no onward chain, this well-presented home offers spacious and versatile accommodation suited to modern family life, with a fantastic opportunity to extend, subject to the necessary planning permissions and consents.
The ground floor comprises an entrance hall with built-in storage, leading through to a fitted kitchen and a spacious living/dining room. The living area provides plenty of room for both lounge and dining furniture, creating a practical…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice