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Year 5 disposal
⊞ View all 12
60/ 100
Solid
10.40% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.40% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Leasehold 86yr — verify at solicitor
- Monthly profit −£57/mo — mildly negative — equity build may cover
- -1.2% 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
−£57/mo
You top up £57/mo
Price
£110K
No local sold comps to compare
Return · IRR
-1.2%/yr
Loses money over 5 years
Cash to get in
£48K
Deposit + fees + refurb
Return before costs on price 10.40%5-yr return on cash 0%Rent est. £953 (£931–£976)
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: £931–£976/mo · n=114
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£57
after mortgage, operating costs & tax
Rent in£953/mo gross
£916/mo collected · £37/mo lost to voids
Where it goes
£447Mortgage£526Costs
Outgoings exceed rent — you top up £57/mo
Mortgage£447
Costs£526
Management£95
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£12
Tax—
Shortfall−£57
Returns
Return before costs on price10.40%
Cash return on cash-1.41%
Gross margin£390
Cash needed£48,414
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.05
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £11,436 | £6,317 | £5,363 | £0 | £0 | -£243 | -£243 |
| Year 2 | £11,779 | £6,506 | £5,363 | £0 | £0 | -£90 | -£333 |
| Year 3 | £12,132 | £6,702 | £5,363 | £0 | £13 | £55 | -£278 |
| Year 4 | £12,496 | £6,903 | £5,363 | £0 | £44 | £187 | -£91 |
| Year 5 | £12,871 | £7,110 | £5,363 | £0 | £76 | £323 | £232 |
Disposal gain (gross)-£9,851
CGT£0
Net Disposal proceeds£118,413
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leasehold86 yr
Tenure & planning86 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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 cohortPE3 9YD · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 50.6 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
Council lease wins — +£65/mo · £110/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 10.40% | -£57 | £48,414 | 0.5% | Low | Feasible |
| Housing-benefit rent | 7.61% | -£306 | £48,414 | -29.8% | Med | Feasible |
| ⭐ Council lease | 10.40% | +£65 | £48,414 | 11.3% | Low | Feasible |
| Refurb & refinance | 10.40% | -£45 | £58,220 | 1.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £132,570 | -0% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Peterborough
- LHA monthly cap:
- £698
- Scheme type:
- PSL
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
+£358/mo cash flow vs Rent it out if converted to Rent by the room
26.18% Return before costs on price converted vs 10.40% as-is
As-is Rent it out
Monthly profit+£114
Return before costs on price10.40%
Cash needed£39,398
If converted to Rent by the room
Monthly profit+£472
Return before costs on price26.18%
Cash needed£55,398
Δ vs Rent it out Monthly profit+£358
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£35,053–£66,000full refurb + room split
⚠️ Capped at 60% of £110,000 asking (£66,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,094–£14,189
- 1 × bathroom£4,680–£8,580
- Rewire£2,660–£4,656
- Replumb£1,995–£3,991
- Windows£6,651–£11,972
- Paint + decor£4,656–£8,646
- Flooring£7,316–£13,967
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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodLongthorpe Primary AcademyPrimary · Academy converter · PE3 9QW
- GoodThorpe Primary AcademyPrimary · Academy sponsor led · PE3 9UG
- GoodJack Hunt AcademySecondary · Academy converter · PE3 9PY
- Not ratedNova Primary AcademyPrimary · Academy sponsor led · PE3 9XJ
- Not ratedSacred Heart Catholic Primary SchoolPrimary · Academy converter · PE3 9XD
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£11,436
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£683
Exit costs
Projected sale price (5y · 2%/yr growth)£121,449
Capital gain (pre-CGT)£11,449
Sale costs (~2.5%)£3,036
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£232
Rates as of Oct 2024
Acquisition costs
£48,414cash neededPurchase price£110,000
Deposit (25%)£27,500
Stamp duty+5% additional-property surcharge£5,500
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,650
Total cash neededdeposit + costs (loan covers the rest)£48,414
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary William H Brown are pleased to offer this first floor apartment situated in south bretton. Comprises of entrance hall, kitchen, lounge/diner, two bedrooms and a family bathroom. Communal gardens to the rear and a single garage. Close to Bus Routes, shops and Peterborough Hospital.
Description William H Brown are pleased to offer this first floor apartment situated in south bretton. The property comprises of entrance hall, kitchen, lounge/diner, two bedrooms and a fam…
Floor plans
Listing metazoopla · William H Brown - Peterborough
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£57
Cash needed
£48K
Return after costs
-1.41%
IRR
-1.20%
Deerleap, Bretton, Peterborough PE3
flat · 2 bed · 1 bath
£110,000
est £953 · 10.40% gross
Leasehold 86yr
1 / 12
60/100
Solid
10.40% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.40% Return before costs — above-market
Lease 86 yrs — extend before exit
Price
£110K
Return before costs
10.40%
est rent £953/monot enough comparablesRange £931–£976/mo (Q1–Q3)
Bedrooms
2
1 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: £931–£976/mo · n=114
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£57
after mortgage, operating costs & tax
Rent in£953/mo gross
£916/mo collected · £37/mo lost to voids
Where it goes
£447Mortgage£526Costs
Outgoings exceed rent — you top up £57/mo
Mortgage£447
Costs£526
Management£95
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£12
Tax—
Shortfall−£57
Returns
Return before costs on price10.40%
Cash return on cash-1.41%
Gross margin£390
Cash needed£48,414
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.05
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Peterborough
- LHA monthly cap:
- £698
- Scheme type:
- PSL
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £11,436 | £6,317 | £5,363 | £0 | £0 | -£243 | -£243 |
| Year 2 | £11,779 | £6,506 | £5,363 | £0 | £0 | -£90 | -£333 |
| Year 3 | £12,132 | £6,702 | £5,363 | £0 | £13 | £55 | -£278 |
| Year 4 | £12,496 | £6,903 | £5,363 | £0 | £44 | £187 | -£91 |
| Year 5 | £12,871 | £7,110 | £5,363 | £0 | £76 | £323 | £232 |
Rent by the room upside
What we verified
3307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining86 yr
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
Service chargeReduces net yield£1,800/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£1,073
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£232
Acquisition costs
25% deposit£27,500
Stamp duty£5,500
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,650
Cash needed£48,414
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
Summary William H Brown are pleased to offer this first floor apartment situated in south bretton. Comprises of entrance hall, kitchen, lounge/diner, two bedrooms and a family bathroom. Communal gardens to the rear and a single garage. Close to Bus Routes, shops and Peterborough Hospital.
Description William H Brown are pleased to offer this first floor apartment situated in south bretton. The property comprises of entrance hall, kitchen, lounge/diner, two bedrooms and a fam…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice