Skip to main contenthow this is calculated →
Year 5 disposal
BMV -6%
⊞ View all 9
13/ 100
Weak
5.48% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -6% vs 12 nearby sold (last 12 mo) — instant equity
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£309/mo — significantly negative — real recurring drain
- -3.1% 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
−£309/mo
You top up £309/mo
Price vs market
Below market value
-6% vs 12 sold · interior unseen
Return · IRR
-3.1%/yr
Loses money over 5 years
Cash left in
£111K
Stays in after refinancing at value
Price £340KCash to buy £128KReturn before costs on price 5.48%5-yr return on cash -8%Rent est. £1,554 (£1,422–£1,698)
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: £1,422–£1,698/mo · n=40
Financing
DepositYour cash in — the rest is the mortgage25% · £85,000
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 (£7,757–£14,479 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £255,000 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£309
after mortgage, operating costs & tax
Rent in£1,554/mo gross
£1,494/mo collected · £60/mo lost to voids
Where it goes
£1,381Mortgage£422Costs
Outgoings exceed rent — you top up £309/mo
Mortgage£1,381
Costs£422
Management£155
Maintenance£50
Insurance£28
CapEx reserve£78
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£309
Returns
Return before costs on price5.48%
Cash return on cash-2.90%
Gross margin£1,072
Cash needed£127,592
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.08
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 | £18,648 | £5,061 | £16,575 | £0 | £0 | -£2,988 | -£2,988 |
| Year 2 | £19,207 | £5,213 | £16,575 | £0 | £0 | -£2,581 | -£5,569 |
| Year 3 | £19,784 | £5,369 | £16,575 | £0 | £0 | -£2,161 | -£7,730 |
| Year 4 | £20,377 | £5,531 | £16,575 | £0 | £0 | -£1,728 | -£9,458 |
| Year 5 | £20,988 | £5,696 | £16,575 | £0 | £0 | -£1,283 | -£10,741 |
Disposal gain (gross)-£10,489
CGT£0
Net Disposal proceeds£366,003
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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
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 cohortGU21 3QS · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 27.1 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 · 666 sqft
£19k–£38k
£ per sqft
building cost only
£29–£57
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,662–£8,658
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,326–£13,986
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 — -£309/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 | 5.48% | -£309 | £127,592 | -8.4% | Low | Feasible |
| Housing-benefit rent | 4.31% | -£656 | £127,592 | -24.1% | Med | Feasible |
| Council lease | 4.31% | -£403 | £127,592 | -16.1% | Low | Feasible |
| Refurb & refinance | 5.48% | -£309 | £148,729 | -7.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £380,629 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Guildford · cap £1,222/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £1,222
- Scheme type:
- leasing
- Premium:
- +0% 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
-£45/mo cash flow vs Rent it out if converted to Rent by the room
8.47% Return before costs on price converted vs 5.48% as-is
As-is Rent it out
Monthly profit-£270
Return before costs on price5.48%
Cash needed£96,898
If converted to Rent by the room
Monthly profit-£315
Return before costs on price8.47%
Cash needed£112,898
Δ vs Rent it out Monthly profit-£45
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£45,954–£82,791full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£3,330–£5,328
- Replumb£2,664–£4,662
- Windows£7,326–£12,654
- Paint + decor£6,660–£11,322
- Flooring£9,324–£16,650
Comparables
sold within 0.5 miWide · CV 15.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodBeaufort Primary SchoolPrimary · Academy converter · GU21 3RG
- Not ratedSythwood Primary and Nursery SchoolPrimary · Academy converter · GU21 3AX
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£18,648
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,705
Exit costs
Projected sale price (5y · 2%/yr growth)£375,387
Capital gain (pre-CGT)£35,387
Sale costs (~2.5%)£9,385
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-£10,741
Rates as of Oct 2024
Acquisition costs
£127,592cash neededPurchase price£340,000
Deposit (25%)£85,000
Stamp duty+5% additional-property surcharge£24,000
Refurb£10,342
Legal + survey£2,150
Mortgage fees£6,100
Total cash neededdeposit + costs (loan covers the rest)£127,592
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Situated at the end of the road in a peaceful cul-de-sac within the ever popular Goldsworth Park, is this well presented mid terraced home.
The accommodation comprises a front aspect living/dining room, useful entrance porch, well appointed kitchen, two double bedrooms and a family bathroom.
Externally, the property benefits from a low maintenance rear garden with rear access, along with the added benefit of an allocated parking space situated opposite a garage within a nea…
Floor plans
Nearby active comparables8 rentals
Comparable rentals
GU21 · same beds + typeMedian nearby: £1,800/mo · 8 of 8 already let+£246 vs our est
- Strathcona Gardens, Knaphill, Woking,…Let2b£1,850/moMay 2026
- Strathcona Gardens, Woking GU21Let2b£3,300/moMay 2026
- Inkerman Road, Woking GU21Let2b£1,750/moMay 2026
- Lorne Gardens, Woking GU21Let2b£3,300/moMay 2026
- Woking, Surrey GU21Let2b£1,600/moDec 2025
- Newsham Road, Woking GU21Let2b£1,500/moJun 2025
- Newsham Road, Woking GU21Let2b£1,500/moJun 2025
- Blackmore Crescent, Woking GU21Let2b£1,850/moJun 2025
Other deals nearby
GU21 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Seymours - Woking
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£309
Cash needed
£128K
Return after costs
-2.90%
IRR
-3.15%
Woking, Surrey GU21
terraced · 2 bed · 1 bath · 666 sqft
£340,000
est £1,554 · 5.48% gross
EPC C
Priced below market
1 / 9
13/100
Marginal
5.48% — verify the rent + comps locally.
Priced below market -6% vs 12 nearby sold (last 12 mo)
Price
£340K
6% below sold comps
Return before costs
5.48%
est rent £1,554/monot enough comparablesRange £1,422–£1,698/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £1,422–£1,698/mo · n=40
Financing
DepositYour cash in — the rest is the mortgage25% · £85,000
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 (£7,757–£14,479 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £255,000 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£309
after mortgage, operating costs & tax
Rent in£1,554/mo gross
£1,494/mo collected · £60/mo lost to voids
Where it goes
£1,381Mortgage£422Costs
Outgoings exceed rent — you top up £309/mo
Mortgage£1,381
Costs£422
Management£155
Maintenance£50
Insurance£28
CapEx reserve£78
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£309
Returns
Return before costs on price5.48%
Cash return on cash-2.90%
Gross margin£1,072
Cash needed£127,592
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.08
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Guildford · cap £1,222/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £1,222
- Scheme type:
- leasing
- Premium:
- +0% 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 | £18,648 | £5,061 | £16,575 | £0 | £0 | -£2,988 | -£2,988 |
| Year 2 | £19,207 | £5,213 | £16,575 | £0 | £0 | -£2,581 | -£5,569 |
| Year 3 | £19,784 | £5,369 | £16,575 | £0 | £0 | -£2,161 | -£7,730 |
| Year 4 | £20,377 | £5,531 | £16,575 | £0 | £0 | -£1,728 | -£9,458 |
| Year 5 | £20,988 | £5,696 | £16,575 | £0 | £0 | -£1,283 | -£10,741 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
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 miWide · CV 15.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,315
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,741
Acquisition costs
25% deposit£85,000
Stamp duty£24,000
Refurb£10,342
Legal + survey£2,150
Mortgage + broker£6,100
Cash needed£127,592
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
Situated at the end of the road in a peaceful cul-de-sac within the ever popular Goldsworth Park, is this well presented mid terraced home.
The accommodation comprises a front aspect living/dining room, useful entrance porch, well appointed kitchen, two double bedrooms and a family bathroom.
Externally, the property benefits from a low maintenance rear garden with rear access, along with the added benefit of an allocated parking space situated opposite a garage within a nea…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice