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Year 5 disposal
BMV -9%
⊞ View all 19
11/ 100
Weak
5.33% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -9% vs 12 nearby sold (last 12 mo) — instant equity
- Long lease (949 yrs) — no short-lease drag
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£327/mo — significantly negative — real recurring drain
- -3.9% 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
−£327/mo
You top up £327/mo
Price vs market
Below market value
-9% vs 12 sold · interior unseen
Return · IRR
-3.9%/yr
Loses money over 5 years
Cash left in
£83K
Stays in after refinancing at value
Price £270KCash to buy £104KReturn before costs on price 5.33%5-yr return on cash -13%Rent est. £1,200 (£1,139–£1,264)
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: £1,139–£1,264/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 (£8,977–£16,757 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £202,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£327
after mortgage, operating costs & tax
Rent in£1,200/mo gross
£1,154/mo collected · £46/mo lost to voids
Where it goes
£1,097Mortgage£384Costs
Outgoings exceed rent — you top up £327/mo
Mortgage£1,097
Costs£384
Management£120
Maintenance£50
Insurance£28
CapEx reserve£60
Voids + council tax£7
Service charge + ground rent£14
Ltd co. accounts£104
Tax—
Shortfall−£327
Returns
Return before costs on price5.33%
Cash return on cash-3.77%
Gross margin£770
Cash needed£104,044
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.05
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 | £14,400 | £4,602 | £13,163 | £0 | £0 | -£3,364 | -£3,364 |
| Year 2 | £14,832 | £4,740 | £13,163 | £0 | £0 | -£3,071 | -£6,435 |
| Year 3 | £15,277 | £4,882 | £13,163 | £0 | £0 | -£2,768 | -£9,203 |
| Year 4 | £15,735 | £5,029 | £13,163 | £0 | £0 | -£2,456 | -£11,659 |
| Year 5 | £16,207 | £5,180 | £13,163 | £0 | £0 | -£2,135 | -£13,794 |
Disposal gain (gross)-£10,845
CGT£0
Net Disposal proceeds£290,649
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold949 yr
Tenure & planning949 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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 cohortGL52 5AF · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
UWE Bristol · 56.2 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 · 797 sqft
£22k–£42k
£ 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£5,579–£10,361
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,767–£16,737
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 — -£327/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 | 5.33% | -£327 | £104,044 | -13.3% | Low | Feasible |
| Housing-benefit rent | 3.55% | -£707 | £104,044 | -35.6% | Med | Feasible |
| Council lease | 0.00% | -£1,293 | £104,044 | -75.3% | Low | Feasible |
| Refurb & refinance | 5.33% | -£327 | £122,332 | -11.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£196 | £306,282 | 5% | 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
+£242/mo cash flow vs Rent it out if converted to Rent by the room
10.67% Return before costs on price converted vs 5.33% as-is
As-is Rent it out
Monthly profit-£284
Return before costs on price5.33%
Cash needed£79,398
If converted to Rent by the room
Monthly profit-£42
Return before costs on price10.67%
Cash needed£95,398
Δ vs Rent it out Monthly profit+£242
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
£47,073–£89,883full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- Rewire£3,188–£6,376
- Replumb£2,391–£5,579
- Windows£7,970–£15,143
- Paint + decor£7,173–£12,752
- Flooring£10,361–£19,128
Comparables
sold within 0.5 miMed · CV 11.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodLift Crescent ViewNot applicable · Academy special sponsor led · GL52 5QH
- GoodSt Mary's Church of England Infant SchoolPrimary · Voluntary aided school · GL52 5JB
- Requires improvementOakwood Primary SchoolPrimary · Foundation school · GL52 5HD
- Not ratedPrestbury St Mary's Church of England Junior SchoolPrimary · Voluntary aided school · GL52 5JB
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£14,400
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,918
Exit costs
Projected sale price (5y · 2%/yr growth)£298,102
Capital gain (pre-CGT)£28,102
Sale costs (~2.5%)£7,453
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-£13,794
Rates as of Oct 2024
Acquisition costs
£104,044cash neededPurchase price£270,000
Deposit (25%)£67,500
Stamp duty+5% additional-property surcharge£17,000
Refurb£11,969
Legal + survey£2,525
Mortgage fees£5,050
Total cash neededdeposit + costs (loan covers the rest)£104,044
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A well proportioned two double bedroom home in a quiet cul-de-sac position, with lovely views across Cheltenham.
The accommodation comprises an entrance hall and cloakroom, leading into a good-sized 17'2 living room which opens through to the dining area. Bi-fold doors lead out to the rear garden, while an opening connects the dining area to the modern fitted kitchen, with integrated appliances and modern boiling tap. On the first floor there are two good sized double bedroo…
Floor plans
Listing metazoopla · Andrews - Leckhampton
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£327
Cash needed
£104K
Return after costs
-3.77%
IRR
-3.85%
Wessex Drive, Cheltenham, Gloucestershire GL52
terraced · 2 bed · 1 bath · 797 sqft
£270,000
est £1,200 · 5.33% gross
Leasehold 949yrEPC D
Priced below market
1 / 19
11/100
Marginal
5.33% — verify the rent + comps locally.
Priced below market -9% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£270K
9% below sold comps
Return before costs
5.33%
est rent £1,200/monot enough comparablesRange £1,139–£1,264/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: £1,139–£1,264/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 (£8,977–£16,757 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £202,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£327
after mortgage, operating costs & tax
Rent in£1,200/mo gross
£1,154/mo collected · £46/mo lost to voids
Where it goes
£1,097Mortgage£384Costs
Outgoings exceed rent — you top up £327/mo
Mortgage£1,097
Costs£384
Management£120
Maintenance£50
Insurance£28
CapEx reserve£60
Voids + council tax£7
Service charge + ground rent£14
Ltd co. accounts£104
Tax—
Shortfall−£327
Returns
Return before costs on price5.33%
Cash return on cash-3.77%
Gross margin£770
Cash needed£104,044
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.05
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 | £14,400 | £4,602 | £13,163 | £0 | £0 | -£3,364 | -£3,364 |
| Year 2 | £14,832 | £4,740 | £13,163 | £0 | £0 | -£3,071 | -£6,435 |
| Year 3 | £15,277 | £4,882 | £13,163 | £0 | £0 | -£2,768 | -£9,203 |
| Year 4 | £15,735 | £5,029 | £13,163 | £0 | £0 | -£2,456 | -£11,659 |
| Year 5 | £16,207 | £5,180 | £13,163 | £0 | £0 | -£2,135 | -£13,794 |
Rent by the room upside
What we verified
5306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining949 yr
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
Service chargeReduces net yield£125/yr
Ground rentDoubling clauses kill mortgageability£50/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 miMed · CV 11.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,633
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£13,794
Acquisition costs
25% deposit£67,500
Stamp duty£17,000
Refurb£11,969
Legal + survey£2,525
Mortgage + broker£5,050
Cash needed£104,044
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 well proportioned two double bedroom home in a quiet cul-de-sac position, with lovely views across Cheltenham.
The accommodation comprises an entrance hall and cloakroom, leading into a good-sized 17'2 living room which opens through to the dining area. Bi-fold doors lead out to the rear garden, while an opening connects the dining area to the modern fitted kitchen, with integrated appliances and modern boiling tap. On the first floor there are two good sized double bedroo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice