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Year 5 disposal
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3/ 100
Weak
5.26% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£420/mo — significantly negative — real recurring drain
- -3.7% 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
−£420/mo
You top up £420/mo
Price vs market
Above comparable sales
+5% vs 12 sold
Return · IRR
-3.7%/yr
Loses money over 5 years
Cash to get in
£152K
Deposit + fees + refurb
Price £400KReturn before costs on price 5.26%5-yr return on cash -11%Rent est. £1,755 (£1,615–£1,907)
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: £1,615–£1,907/mo · n=20
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 (£9,675–£18,060 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£420
after mortgage, operating costs & tax
Rent in£1,755/mo gross
£1,688/mo collected · £68/mo lost to voids
Where it goes
£1,625Mortgage£482Costs
Outgoings exceed rent — you top up £420/mo
Mortgage£1,625
Costs£482
Management£176
Maintenance£67
Insurance£40
CapEx reserve£88
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£420
Returns
Return before costs on price5.27%
Cash return on cash-3.31%
Gross margin£1,205
Cash needed£152,050
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.04
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 | £21,060 | £5,786 | £19,500 | £0 | £0 | -£4,226 | -£4,226 |
| Year 2 | £21,692 | £5,960 | £19,500 | £0 | £0 | -£3,768 | -£7,994 |
| Year 3 | £22,343 | £6,138 | £19,500 | £0 | £0 | -£3,296 | -£11,290 |
| Year 4 | £23,013 | £6,323 | £19,500 | £0 | £0 | -£2,810 | -£14,099 |
| Year 5 | £23,703 | £6,512 | £19,500 | £0 | £0 | -£2,309 | -£16,408 |
Disposal gain (gross)-£14,458
CGT£0
Net Disposal proceeds£430,592
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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 profileFamily let
Tenant profilelikely cohortRG31 7YR · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Reading · 5.8 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 872 sqft
£23k–£45k
£ per sqft
building cost only
£26–£52
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,104–£11,336
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,592–£18,312
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£420/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 | 5.27% | -£420 | £152,050 | -10.8% | Low | Feasible |
| Housing-benefit rent | 3.89% | -£876 | £152,050 | -28.5% | Med | Feasible |
| Council lease | 3.89% | -£605 | £152,050 | -21.4% | Low | Feasible |
| Refurb & refinance | 5.27% | -£420 | £177,210 | -9.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £450,210 | 6% | Med | Feasible |
| Rent by the room | 6.30% | -£871 | £152,050 | -25.6% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Reading · cap £1,296/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Reading
- LHA monthly cap:
- £1,296
- Scheme type:
- other
- 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
-£209/mo cash flow vs Rent it out if converted to Rent by the room
7.20% Return before costs on price converted vs 5.27% as-is
As-is Rent it out
Monthly profit-£341
Return before costs on price5.27%
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-£209
Show conversion detail
Conversion cost estimate
£60,000
Range: £52,500 – £70,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£55,018–£98,447full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,360–£6,976
- Replumb£3,488–£6,104
- Windows£9,592–£16,568
- Paint + decor£8,720–£14,824
- Flooring£12,208–£21,800
Comparables
sold within 0.5 miMed · CV 11.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedKennet Valley Primary SchoolPrimary · Community school · RG31 7YT
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£21,060
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,036
Exit costs
Projected sale price (5y · 2%/yr growth)£441,632
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-£16,408
Rates as of Oct 2024
Acquisition costs
£152,050cash neededPurchase price£400,000
Deposit (25%)£100,000
Stamp duty+5% additional-property surcharge£30,000
Refurb£12,900
Legal + survey£2,150
Mortgage fees£7,000
Total cash neededdeposit + costs (loan covers the rest)£152,050
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A three bedroom semi detached house located in Calcot, Reading, Berkshire. This property offers practical family accommodation with two reception rooms, one kitchen and one bathroom.
The ground floor layout, with its two reception rooms, allows for defined living and dining areas, providing flexibility for everyday use and entertaining. The separate kitchen serves as a functional space for cooking and household tasks. Upstairs, three bedrooms offer sleeping accommodation sui…
Floor plans
Listing metazoopla · Romans - Tilehurst
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£420
Cash needed
£152K
Return after costs
-3.31%
IRR
-3.73%
Evergreen Drive, Calcot, Reading RG31
semi-detached · 3 bed · 1 bath · 872 sqft
£400,000
est £1,755 · 5.26% gross
EPC D
1 / 8
3/100
Marginal
5.26% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£400K
5% above sold comps
Return before costs
5.26%
est rent £1,755/monot enough comparablesRange £1,615–£1,907/mo (Q1–Q3)
Bedrooms
3
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: £1,615–£1,907/mo · n=20
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 (£9,675–£18,060 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£420
after mortgage, operating costs & tax
Rent in£1,755/mo gross
£1,688/mo collected · £68/mo lost to voids
Where it goes
£1,625Mortgage£482Costs
Outgoings exceed rent — you top up £420/mo
Mortgage£1,625
Costs£482
Management£176
Maintenance£67
Insurance£40
CapEx reserve£88
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£420
Returns
Return before costs on price5.27%
Cash return on cash-3.31%
Gross margin£1,205
Cash needed£152,050
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.04
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Reading · cap £1,296/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Reading
- LHA monthly cap:
- £1,296
- Scheme type:
- other
- 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 | £21,060 | £5,786 | £19,500 | £0 | £0 | -£4,226 | -£4,226 |
| Year 2 | £21,692 | £5,960 | £19,500 | £0 | £0 | -£3,768 | -£7,994 |
| Year 3 | £22,343 | £6,138 | £19,500 | £0 | £0 | -£3,296 | -£11,290 |
| Year 4 | £23,013 | £6,323 | £19,500 | £0 | £0 | -£2,810 | -£14,099 |
| Year 5 | £23,703 | £6,512 | £19,500 | £0 | £0 | -£2,309 | -£16,408 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
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
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miMed · CV 11.4%Med confidence
Loading 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-£16,408
Acquisition costs
25% deposit£100,000
Stamp duty£30,000
Refurb£12,900
Legal + survey£2,150
Mortgage + broker£7,000
Cash needed£152,050
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 three bedroom semi detached house located in Calcot, Reading, Berkshire. This property offers practical family accommodation with two reception rooms, one kitchen and one bathroom.
The ground floor layout, with its two reception rooms, allows for defined living and dining areas, providing flexibility for everyday use and entertaining. The separate kitchen serves as a functional space for cooking and household tasks. Upstairs, three bedrooms offer sleeping accommodation sui…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice