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Year 5 disposal
⊞ View all 17
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Long lease (125 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£862/mo — heavily negative — needs monthly capital injection
- 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
−£862/mo
You top up £862/mo
Price
£120K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
£42K
Deposit + fees + refurb
5-yr return on cash -126%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£862
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£488Mortgage£374Costs
Outgoings exceed rent — you top up £862/mo
Mortgage£488
Costs£374
Maintenance£67
Insurance£20
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£862
Returns
Return before costs on price0.00%
Cash return on cash-24.53%
Gross margin-£374
Cash needed£42,150
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £4,490 | £5,850 | £0 | £0 | -£10,340 | -£10,340 |
| Year 2 | £0 | £4,625 | £5,850 | £0 | £0 | -£10,475 | -£20,815 |
| Year 3 | £0 | £4,763 | £5,850 | £0 | £0 | -£10,613 | -£31,428 |
| Year 4 | £0 | £4,906 | £5,850 | £0 | £0 | -£10,756 | -£42,184 |
| Year 5 | £0 | £5,054 | £5,850 | £0 | £0 | -£10,904 | -£53,088 |
Disposal gain (gross)-£173
CGT£0
Net Disposal proceeds£129,177
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold125 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
125 yr
Ground rent
Doubling = lender risk
£22/yr
Extracted from listing description · verify with solicitor
Tenure & planning125 yr
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
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 cohortCM2 0BN · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 41.2 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 · 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
Council lease wins — +£37/mo · £194/mo ahead of Housing-benefit rent
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£862 | £42,150 | -126.0% | Low | Feasible |
| Housing-benefit rent | 9.47% | -£157 | £42,150 | -8.4% | Med | Feasible |
| ⭐ Council lease | 9.47% | +£37 | £42,150 | 9.1% | Low | Feasible |
| Refurb & refinance | 0.00% | -£862 | £48,690 | -109.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £129,890 | 8% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Chelmsford · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Chelmsford
- LHA monthly cap:
- £947
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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
+£1,112/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£672
Return before costs on price0.00%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costs on price24.00%
Cash needed£57,898
Δ vs Rent it out Monthly profit+£1,112
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£38,358–£72,000full refurb + room split
⚠️ Capped at 60% of £120,000 asking (£72,000). Raw model: £48,390–£90,830. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,849–£13,698
- 2 × bathroom£9,037–£16,567
- Rewire£2,568–£4,495
- Replumb£1,926–£3,852
- Windows£6,421–£11,557
- Paint + decor£4,495–£8,347
- Flooring£7,063–£13,484
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
- Not ratedChelmsford College16 plus · Further education · CM2 0JQ
- Not ratedSt Anne's SchoolNot applicable · Other independent school · CM2 0AW
- Not ratedSt Cedd's SchoolNot applicable · Other independent school · CM2 0AR
- Not ratedOur Lady Immaculate Catholic Primary SchoolPrimary · Academy converter · CM2 0RG
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£10,340
Exit costs
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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-£53,088
Rates as of Oct 2024
Acquisition costs
£42,150cash neededPurchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£1,350
Legal + survey£2,000
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£42,150
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
An immaculately presented two bedroom penthouse apartment providing bright, airy and contemporary accommodation, having been refurbished to a high standard throughout. The property boasts two spacious double bedrooms, two bathrooms, a generous open plan living space and kitchen, two balconies and allocated parking, and is located in a prime area a short walk from Chelmsford Town Centre and close to the train station with services to London Liverpool Street and the A12 with ac…
Floor plans
Listing metazoopla · Express Estate Agency
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£862
Cash needed
£42K
Return after costs
-24.53%
IRR
—
Upper Chase, Chelmsford CM2
flat · 2 bed · 2 bath
£120,000
Chain freeLeasehold 125yrEPC C
1 / 17
0/100
Marginal
No rent data — verify locally before offering.
Chain free
Price
£120K
Return before costs
—
rent unknown
Bedrooms
2
2 bath
Energy rating
C
Energy rating
Deal flags1 issue
Shared ownership
Restricted resale; staircasing required
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£862
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£488Mortgage£374Costs
Outgoings exceed rent — you top up £862/mo
Mortgage£488
Costs£374
Maintenance£67
Insurance£20
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£862
Returns
Return before costs on price0.00%
Cash return on cash-24.53%
Gross margin-£374
Cash needed£42,150
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Chelmsford · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Chelmsford
- LHA monthly cap:
- £947
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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 | £0 | £4,490 | £5,850 | £0 | £0 | -£10,340 | -£10,340 |
| Year 2 | £0 | £4,625 | £5,850 | £0 | £0 | -£10,475 | -£20,815 |
| Year 3 | £0 | £4,763 | £5,850 | £0 | £0 | -£10,613 | -£31,428 |
| Year 4 | £0 | £4,906 | £5,850 | £0 | £0 | -£10,756 | -£42,184 |
| Year 5 | £0 | £5,054 | £5,850 | £0 | £0 | -£10,904 | -£53,088 |
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 remaining125 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£1,170
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£53,088
Acquisition costs
25% deposit£30,000
Stamp duty£6,000
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£2,800
Cash needed£42,150
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
An immaculately presented two bedroom penthouse apartment providing bright, airy and contemporary accommodation, having been refurbished to a high standard throughout. The property boasts two spacious double bedrooms, two bathrooms, a generous open plan living space and kitchen, two balconies and allocated parking, and is located in a prime area a short walk from Chelmsford Town Centre and close to the train station with services to London Liverpool Street and the A12 with ac…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice