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Year 5 disposal
BMV -15%
⊞ View all 12
17/ 100
Weak
5.91% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -15% vs 12 nearby sold (last 12 mo) — instant equity
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£203/mo — significantly negative — real recurring drain
- -2.7% 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
−£203/mo
You top up £203/mo
Price vs market
Below market value
-15% vs 12 sold · interior unseen
Return · IRR
-2.7%/yr
Loses money over 5 years
Cash left in
£57K
Stays in after refinancing at value
Price £220KCash to buy £85KReturn before costs on price 5.91%5-yr return on cash -8%Rent est. £1,084 (£1,047–£1,122)
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: £1,047–£1,122/mo · n=72
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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
-£203
after mortgage, operating costs & tax
Rent in£1,084/mo gross
£1,042/mo collected · £42/mo lost to voids
Where it goes
£894Mortgage£351Costs
Outgoings exceed rent — you top up £203/mo
Mortgage£894
Costs£351
Management£108
Maintenance£50
Insurance£28
CapEx reserve£54
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£203
Returns
Return before costs on price5.91%
Cash return on cash-2.87%
Gross margin£691
Cash needed£84,664
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.17
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 | £13,008 | £4,216 | £10,725 | £0 | £0 | -£1,933 | -£1,933 |
| Year 2 | £13,398 | £4,343 | £10,725 | £0 | £0 | -£1,669 | -£3,603 |
| Year 3 | £13,800 | £4,473 | £10,725 | £0 | £0 | -£1,398 | -£5,000 |
| Year 4 | £14,214 | £4,607 | £10,725 | £0 | £0 | -£1,118 | -£6,118 |
| Year 5 | £14,641 | £4,745 | £10,725 | £0 | £0 | -£830 | -£6,948 |
Disposal gain (gross)-£8,539
CGT£0
Net Disposal proceeds£236,825
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 cohortSN5 8PQ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bath · 39.3 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
Rent it out wins — -£203/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 | 5.91% | -£203 | £84,664 | -8.2% | Low | Feasible |
| Housing-benefit rent | 4.27% | -£499 | £84,664 | -29.1% | Med | Feasible |
| Council lease | 4.27% | -£332 | £84,664 | -21.1% | Low | Feasible |
| Refurb & refinance | 5.91% | -£203 | £99,970 | -7.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £249,670 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
- Scheme type:
- PSL
- 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
+£307/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 5.91% as-is
As-is Rent it out
Monthly profit-£183
Return before costs on price5.91%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit+£307
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
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- 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 miWide · CV 12.0%Med confidence
Loading 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
- GoodLift HazelwoodPrimary · Academy sponsor led · SN5 8DR
- GoodOliver Tomkins Church of England Junior SchoolPrimary · Voluntary aided school · SN5 8LW
- Not ratedMillbrook Primary SchoolPrimary · Academy converter · SN5 8NU
- Not ratedOliver Tomkins Church of England Infant and Nursery SchoolPrimary · Voluntary aided school · SN5 8LW
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£13,008
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,434
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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-£6,948
Rates as of Oct 2024
Acquisition costs
£84,664cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£10,764
Legal + survey£1,700
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£84,664
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
guide price £220,000 - £230,000 The ground floor welcomes you with an entrance hall leading into a spacious living room, providing a comfortable setting for relaxing and entertaining. This is complemented by a modern kitchen and a conservatory overlooking the rear garden, offering useful additional living space.
Upstairs, the first-floor landing leads to a generously sized main bedroom with fitted storage, a second bedroom and a modern family bathroom.
Outside, the enclose…
Floor plans
Listing metazoopla · Richard James Estate Agents
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£203
Cash needed
£85K
Return after costs
-2.87%
IRR
-2.65%
Castle Dore, Freshbrook, Swindon SN5
terraced · 2 bed · 1 bath
£220,000
est £1,084 · 5.91% gross
EPC C
Priced below market
1 / 12
17/100
Marginal
5.91% — verify the rent + comps locally.
Priced below market -15% vs 12 nearby sold (last 12 mo)
Price
£220K
15% below sold comps
Return before costs
5.91%
est rent £1,084/monot enough comparablesRange £1,047–£1,122/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: £1,047–£1,122/mo · n=72
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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
-£203
after mortgage, operating costs & tax
Rent in£1,084/mo gross
£1,042/mo collected · £42/mo lost to voids
Where it goes
£894Mortgage£351Costs
Outgoings exceed rent — you top up £203/mo
Mortgage£894
Costs£351
Management£108
Maintenance£50
Insurance£28
CapEx reserve£54
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£203
Returns
Return before costs on price5.91%
Cash return on cash-2.87%
Gross margin£691
Cash needed£84,664
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.17
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
- Scheme type:
- PSL
- 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 | £13,008 | £4,216 | £10,725 | £0 | £0 | -£1,933 | -£1,933 |
| Year 2 | £13,398 | £4,343 | £10,725 | £0 | £0 | -£1,669 | -£3,603 |
| Year 3 | £13,800 | £4,473 | £10,725 | £0 | £0 | -£1,398 | -£5,000 |
| Year 4 | £14,214 | £4,607 | £10,725 | £0 | £0 | -£1,118 | -£6,118 |
| Year 5 | £14,641 | £4,745 | £10,725 | £0 | £0 | -£830 | -£6,948 |
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 12.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,145
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,948
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£4,300
Cash needed£84,664
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
guide price £220,000 - £230,000 The ground floor welcomes you with an entrance hall leading into a spacious living room, providing a comfortable setting for relaxing and entertaining. This is complemented by a modern kitchen and a conservatory overlooking the rear garden, offering useful additional living space.
Upstairs, the first-floor landing leads to a generously sized main bedroom with fitted storage, a second bedroom and a modern family bathroom.
Outside, the enclose…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice