Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 18
0/ 100
Weak
3.99% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 3.99% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£858/mo — heavily negative — needs monthly capital injection
- -9.3% 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
−£858/mo
You top up £858/mo
Price vs market
Above comparable sales
+65% vs 12 sold
Return · IRR
-9.3%/yr
Loses money over 5 years
Cash to get in
£123K
Deposit + fees + refurb
Price £350KReturn before costs on price 3.99%5-yr return on cash -38%Rent est. £1,165 (£1,138–£1,193)
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: £1,138–£1,193/mo · n=38
Financing
DepositYour cash in — the rest is the mortgage25% · £87,500
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £262,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£858
after mortgage, operating costs & tax
Rent in£1,165/mo gross
£1,120/mo collected · £45/mo lost to voids
Where it goes
£1,422Mortgage£556Costs
Outgoings exceed rent — you top up £858/mo
Mortgage£1,422
Costs£556
Management£117
Maintenance£67
Insurance£28
CapEx reserve£58
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£858
Returns
Return before costs on price3.99%
Cash return on cash-8.40%
Gross margin£564
Cash needed£122,625
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.79
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 | £13,980 | £6,675 | £17,063 | £0 | £0 | -£9,757 | -£9,757 |
| Year 2 | £14,399 | £6,875 | £17,063 | £0 | £0 | -£9,538 | -£19,295 |
| Year 3 | £14,831 | £7,081 | £17,063 | £0 | £0 | -£9,312 | -£28,607 |
| Year 4 | £15,276 | £7,293 | £17,063 | £0 | £0 | -£9,080 | -£37,687 |
| Year 5 | £15,735 | £7,512 | £17,063 | £0 | £0 | -£8,840 | -£46,527 |
Disposal gain (gross)-£2,107
CGT£0
Net Disposal proceeds£376,768
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 cohortGL53 8HN · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
UWE Bristol · 54.9 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 — -£858/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 | 3.99% | -£858 | £122,625 | -37.9% | Low | Feasible |
| Housing-benefit rent | 2.74% | -£1,210 | £122,625 | -55.4% | Med | Feasible |
| Council lease | 0.00% | -£1,796 | £122,625 | -89.0% | Low | Feasible |
| Refurb & refinance | 3.99% | -£858 | £140,665 | -33.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £379,415 | 9% | 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
+£270/mo cash flow vs Rent it out if converted to Rent by the room
8.23% Return before costs on price converted vs 3.99% as-is
As-is Rent it out
Monthly profit-£625
Return before costs on price3.99%
Cash needed£99,398
If converted to Rent by the room
Monthly profit-£354
Return before costs on price8.23%
Cash needed£115,398
Δ vs Rent it out Monthly profit+£270
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
£48,000
Range: £40,800 – £57,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£57,540–£109,330full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- 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 27.7%Med confidence
Loading 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
- Not ratedSt Edward's SchoolNot applicable · Other independent school · GL53 8EY
- Not ratedCharlton Kings Infants' SchoolPrimary · Academy converter · GL53 8AY
- Not ratedCharlton Kings Junior SchoolPrimary · Academy converter · GL53 8QE
- Not ratedBalcarras SchoolSecondary · Academy converter · GL53 8QF
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£13,980
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£10,295
Exit costs
Projected sale price (5y · 2%/yr growth)£386,428
Capital gain (pre-CGT)£36,428
Sale costs (~2.5%)£9,661
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-£46,527
Rates as of Oct 2024
Acquisition costs
£122,625cash neededPurchase price£350,000
Deposit (25%)£87,500
Stamp duty+5% additional-property surcharge£25,000
Refurb£1,350
Legal + survey£2,525
Mortgage fees£6,250
Total cash neededdeposit + costs (loan covers the rest)£122,625
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Show home open and ready to view and all available apartments are also available to view. Please Quote: RB1393 Ross Burbidge. Situated within an exclusive development of just 12 beautifully designed homes, 11 Hamilton Street is a superb two double bedroom end-terrace bungalow/apartment, offering contemporary accommodation, high quality finishes and a private west facing garden, all within a short stroll of the cafés, restaurants and amenities of Charlton Kings.
The property…
Floor plans
Listing metazoopla · eXp World UK
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£858
Cash needed
£123K
Return after costs
-8.40%
IRR
-9.31%
Hamilton Street, Charlton Kings, Cheltenham GL53
flat · 2 bed · 2 bath
£350,000
est £1,165 · 3.99% gross
1 / 18
0/100
Marginal
3.99% — verify the rent + comps locally.
3.99% Return before costs — around the area average for this property type.
Monthly profit −£858/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£350K
65% above sold comps
Return before costs
3.99%
est rent £1,165/monot enough comparablesRange £1,138–£1,193/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
—
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: £1,138–£1,193/mo · n=38
Financing
DepositYour cash in — the rest is the mortgage25% · £87,500
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £262,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£858
after mortgage, operating costs & tax
Rent in£1,165/mo gross
£1,120/mo collected · £45/mo lost to voids
Where it goes
£1,422Mortgage£556Costs
Outgoings exceed rent — you top up £858/mo
Mortgage£1,422
Costs£556
Management£117
Maintenance£67
Insurance£28
CapEx reserve£58
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£858
Returns
Return before costs on price3.99%
Cash return on cash-8.40%
Gross margin£564
Cash needed£122,625
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.79
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £13,980 | £6,675 | £17,063 | £0 | £0 | -£9,757 | -£9,757 |
| Year 2 | £14,399 | £6,875 | £17,063 | £0 | £0 | -£9,538 | -£19,295 |
| Year 3 | £14,831 | £7,081 | £17,063 | £0 | £0 | -£9,312 | -£28,607 |
| Year 4 | £15,276 | £7,293 | £17,063 | £0 | £0 | -£9,080 | -£37,687 |
| Year 5 | £15,735 | £7,512 | £17,063 | £0 | £0 | -£8,840 | -£46,527 |
Rent by the room upside
What we verified
3207
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▾
EPCPostcode estimate — check the registerNot stated on the listing
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 27.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,413
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£46,527
Acquisition costs
25% deposit£87,500
Stamp duty£25,000
Refurb£1,350
Legal + survey£2,525
Mortgage + broker£6,250
Cash needed£122,625
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
Show home open and ready to view and all available apartments are also available to view. Please Quote: RB1393 Ross Burbidge. Situated within an exclusive development of just 12 beautifully designed homes, 11 Hamilton Street is a superb two double bedroom end-terrace bungalow/apartment, offering contemporary accommodation, high quality finishes and a private west facing garden, all within a short stroll of the cafés, restaurants and amenities of Charlton Kings.
The property…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice