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Year 5 disposal
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Weak
3.97% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (992 yrs) — no short-lease drag
- EPC B — MEES compliant
Why to be cautious
- 3.97% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,844/mo — heavily negative — needs monthly capital injection
- -16.2% 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
−£2K/mo
You top up £2K/mo
Price
£400K
No local sold comps to compare
Return · IRR
-16.2%/yr
Loses money over 5 years
Cash to get in
£150K
Deposit + fees + refurb
Return before costs on price 3.97%5-yr return on cash -72%Rent est. £1,324 (£1,235–£1,419)
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: £1,235–£1,419/mo · n=120
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £299,999.25 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
-£1,844
after mortgage, operating costs & tax
Rent in£1,324/mo gross
£1,273/mo collected · £51/mo lost to voids
Where it goes
£1,625Mortgage£1,493Costs
Outgoings exceed rent — you top up £1,844/mo
Mortgage£1,625
Costs£1,493
Management£132
Maintenance£67
Insurance£28
CapEx reserve£66
Voids + council tax£10
Service charge + ground rent£1,085
Ltd co. accounts£104
Tax—
Shortfall−£1,844
Returns
Return before costs on price3.97%
Cash return on cash-14.73%
Gross margin-£219
Cash needed£150,289
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.78
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 | £15,888 | £17,910 | £19,500 | £0 | £0 | -£21,522 | -£21,522 |
| Year 2 | £16,365 | £18,448 | £19,500 | £0 | £0 | -£21,583 | -£43,105 |
| Year 3 | £16,856 | £19,001 | £19,500 | £0 | £0 | -£21,645 | -£64,750 |
| Year 4 | £17,361 | £19,571 | £19,500 | £0 | £0 | -£21,710 | -£86,460 |
| Year 5 | £17,882 | £20,158 | £19,500 | £0 | £0 | -£21,776 | -£108,236 |
Disposal gain (gross)-£12,698
CGT£0
Net Disposal proceeds£430,590
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold992 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
999 yr
Ground rent
Doubling = lender risk
£510/yr
Service charge
Annual running cost
£12,509/yr
High ground rent — £510/year
Above the £250 assured-tenancy threshold. Risk of forfeiture proceedings on missed payments. Some lenders cap acceptable ground rent at this level.
Service charge ~3.13% of price
£12,509/year on a £399,999 property eats ~10–15% of typical gross yield. Build into the BTL model.
Extracted from listing description · verify with solicitor
Tenure & planning992 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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
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 cohortCM2 9GE · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 41 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 — -£1,844/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 | 3.97% | -£1,844 | £150,289 | -72.0% | Low | Feasible |
| Housing-benefit rent | 2.84% | -£2,215 | £150,289 | -86.8% | Med | Feasible |
| Council lease | 2.84% | -£2,010 | £150,289 | -81.2% | Low | Feasible |
| Refurb & refinance | 3.97% | -£1,844 | £174,595 | -62.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£1,284 | £447,594 | 5% | 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
+£141/mo cash flow vs Rent it out if converted to Rent by the room
7.20% Return before costs on price converted vs 3.97% as-is
As-is Rent it out
Monthly profit-£691
Return before costs on price3.97%
Cash needed£111,898
If converted to Rent by the room
Monthly profit-£550
Return before costs on price7.20%
Cash needed£127,898
Δ vs Rent it out Monthly profit+£141
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
£48,390–£90,830full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
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
- GoodLarkrise Primary SchoolPrimary · Academy sponsor led · CM2 9UB
- Not ratedWidford Lodge SchoolNot applicable · Other independent school · CM2 9AN
- Not ratedWoodcroft Nursery SchoolNursery · Local authority nursery school · CM2 9UB
- Not ratedBeehive Lane Community Primary SchoolPrimary · Community school · CM2 9SR
- Not ratedMoulsham Infant SchoolPrimary · Academy converter · CM2 9DG
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£15,888
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£22,133
Exit costs
Projected sale price (5y · 2%/yr growth)£441,631
Capital gain (pre-CGT)£41,632
Sale costs (~2.5%)£11,041
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-£108,236
Rates as of Oct 2024
Acquisition costs
£150,289cash neededPurchase price£399,999
Deposit (25%)£100,000
Stamp duty+5% additional-property surcharge£30,000
Refurb£10,764
Legal + survey£2,525
Mortgage fees£7,000
Total cash neededdeposit + costs (loan covers the rest)£150,289
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
*enjoy lunch on us when you view miami house - book now!*
A wonderful opportunity to purchase a spacious two-bedroom ground-floor apartment within a sought-after McCarthy Stone Retirement Living development in Chelmsford, offering comfortable, independent living with the reassurance of support available when needed. The apartment enjoys a private patio, providing a lovely outdoor space to relax, enjoy a morning coffee or entertain friends and family. Inside, the property off…
Floor plans
Listing metazoopla · McCarthy Stone - RESALES
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£1,844
Cash needed
£150K
Return after costs
-14.73%
IRR
-16.20%
Miami House, Princes Road, Chelmsford, Essex CM2
flat · 2 bed · 2 bath
£399,999
est £1,324 · 3.97% gross
Leasehold 992yrEPC B
1 / 10
0/100
Marginal
3.97% — verify the rent + comps locally.
3.97% Return before costs — around the area average for this property type.
Monthly profit −£1,844/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£400K
Return before costs
3.97%
est rent £1,324/monot enough comparablesRange £1,235–£1,419/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
B
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: £1,235–£1,419/mo · n=120
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £299,999.25 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
-£1,844
after mortgage, operating costs & tax
Rent in£1,324/mo gross
£1,273/mo collected · £51/mo lost to voids
Where it goes
£1,625Mortgage£1,493Costs
Outgoings exceed rent — you top up £1,844/mo
Mortgage£1,625
Costs£1,493
Management£132
Maintenance£67
Insurance£28
CapEx reserve£66
Voids + council tax£10
Service charge + ground rent£1,085
Ltd co. accounts£104
Tax—
Shortfall−£1,844
Returns
Return before costs on price3.97%
Cash return on cash-14.73%
Gross margin-£219
Cash needed£150,289
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.78
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 | £15,888 | £17,910 | £19,500 | £0 | £0 | -£21,522 | -£21,522 |
| Year 2 | £16,365 | £18,448 | £19,500 | £0 | £0 | -£21,583 | -£43,105 |
| Year 3 | £16,856 | £19,001 | £19,500 | £0 | £0 | -£21,645 | -£64,750 |
| Year 4 | £17,361 | £19,571 | £19,500 | £0 | £0 | -£21,710 | -£86,460 |
| Year 5 | £17,882 | £20,158 | £19,500 | £0 | £0 | -£21,776 | -£108,236 |
Rent by the room upside
What we verified
4406
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining992 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£12,509/yr
Ground rentDoubling clauses kill mortgageability£510/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£3,900
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£108,236
Acquisition costs
25% deposit£100,000
Stamp duty£30,000
Refurb£10,764
Legal + survey£2,525
Mortgage + broker£7,000
Cash needed£150,289
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
*enjoy lunch on us when you view miami house - book now!*
A wonderful opportunity to purchase a spacious two-bedroom ground-floor apartment within a sought-after McCarthy Stone Retirement Living development in Chelmsford, offering comfortable, independent living with the reassurance of support available when needed. The apartment enjoys a private patio, providing a lovely outdoor space to relax, enjoy a morning coffee or entertain friends and family. Inside, the property off…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice