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Year 5 disposal
BMV -13%
⊞ View all 12
28/ 100
Weak
7.01% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.01% return before costs — above-market
- Priced below market -13% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£229/mo — significantly negative — real recurring drain
- -3.5% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£229/mo
You top up £229/mo
Price vs market
Below market value
-13% vs 12 sold · interior unseen
Return · IRR
-3.5%/yr
Loses money over 5 years
Cash left in
£51K
Stays in after refinancing at value
Price £225KCash to buy £77KReturn before costs on price 7.01%5-yr return on cash -10%Rent est. £1,315 (£1,187–£1,457)
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: £1,187–£1,457/mo · n=51
Financing
DepositYour cash in — the rest is the mortgage25% · £56,238
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £168,712.5 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
-£229
after mortgage, operating costs & tax
Rent in£1,315/mo gross
£1,264/mo collected · £51/mo lost to voids
Where it goes
£914Mortgage£579Costs
Outgoings exceed rent — you top up £229/mo
Mortgage£914
Costs£579
Management£132
Maintenance£67
Insurance£28
CapEx reserve£66
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£229
Returns
Return before costs on price7.01%
Cash return on cash-3.56%
Gross margin£685
Cash needed£77,209
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.38
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 | £15,780 | £6,953 | £10,966 | £0 | £0 | -£2,139 | -£2,139 |
| Year 2 | £16,253 | £7,162 | £10,966 | £0 | £0 | -£1,875 | -£4,014 |
| Year 3 | £16,741 | £7,376 | £10,966 | £0 | £0 | -£1,602 | -£5,616 |
| Year 4 | £17,243 | £7,598 | £10,966 | £0 | £0 | -£1,321 | -£6,936 |
| Year 5 | £17,761 | £7,826 | £10,966 | £0 | £0 | -£1,031 | -£7,968 |
Disposal gain (gross)£607
CGT£115
Net Disposal proceeds£242,039
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- 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 cohortKT14 6QS · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 29.1 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
1-bed · 1-bath · 735 sqft · London ×1.4
£26k–£51k
£ per sqft
building cost only
£36–£70
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£7,350–£13,230
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,290–£19,110
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 — -£229/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 | 7.01% | -£229 | £77,209 | -10.3% | Low | Feasible |
| Housing-benefit rent | 5.05% | -£591 | £77,209 | -38.4% | Med | Feasible |
| Council lease | 5.05% | -£388 | £77,209 | -27.7% | Low | Feasible |
| Refurb & refinance | 7.01% | -£229 | £88,996 | -9.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £242,087 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Walton · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Walton
- LHA monthly cap:
- £947
- 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
+£123/mo cash flow vs Rent it out if converted to Rent by the room
12.80% Return before costs on price converted vs 7.01% as-is
As-is Rent it out
Monthly profit-£14
Return before costs on price7.01%
Cash needed£68,136
If converted to Rent by the room
Monthly profit+£109
Return before costs on price12.80%
Cash needed£84,136
Δ vs Rent it out Monthly profit+£123
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miWide · CV 29.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodThe Marist Catholic Primary SchoolPrimary · Academy converter · KT14 6HS
- GoodWest Byfleet Infant SchoolPrimary · Community school · KT14 6EF
- Not ratedWest Byfleet Junior SchoolPrimary · Community school · KT14 6EF
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£15,780
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,746
Exit costs
Projected sale price (5y · 2%/yr growth)£248,363
Capital gain (pre-CGT)£23,413
Sale costs (~2.5%)£6,209
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-£7,968
Rates as of Oct 2024
Acquisition costs
£77,209cash neededPurchase price£224,950
Deposit (25%)£56,238
Stamp duty+5% additional-property surcharge£13,247
Refurb£1,350
Legal + survey£2,000
Mortgage fees£4,374
Total cash neededdeposit + costs (loan covers the rest)£77,209
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
No onward chain! Share of freehold!
We are proud to present this spacious, light and bright one-bedroom first-floor apartment, offered to the market with a share of the freehold and having been newly renovated throughout.
The property has been thoughtfully updated to a high standard, benefiting from new windows, a brand-new gas central heating system with combi boiler, stylish new bathroom, new flooring and fresh decoration throughout. The result is a beautifully presented…
Floor plans
Listing metazoopla · Alexander Rumsey Real Estate - Covering West Byfleet & Surrounding Areas
About this listing
ZooplaListed by
Alexander Rumsey Real Estate - Covering West Byfleet & Surrounding Areas
Price history
5-year price trend
Monthly profit
−£229
Cash needed
£77K
Return after costs
-3.56%
IRR
-3.53%
Pyrford Road, West Byfleet KT14
flat · 1 bed · 1 bath
£224,950
est £1,315 · 7.01% gross
Priced below market
1 / 12
28/100
Marginal
7.01% — verify the rent + comps locally.
Priced below market -13% vs 12 nearby sold (last 12 mo)
7.01% Return before costs — above-market
Price
£225K
13% below sold comps
Return before costs
7.01%
est rent £1,315/monot enough comparablesRange £1,187–£1,457/mo (Q1–Q3)
Bedrooms
1
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: £1,187–£1,457/mo · n=51
Financing
DepositYour cash in — the rest is the mortgage25% · £56,238
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £168,712.5 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
-£229
after mortgage, operating costs & tax
Rent in£1,315/mo gross
£1,264/mo collected · £51/mo lost to voids
Where it goes
£914Mortgage£579Costs
Outgoings exceed rent — you top up £229/mo
Mortgage£914
Costs£579
Management£132
Maintenance£67
Insurance£28
CapEx reserve£66
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£229
Returns
Return before costs on price7.01%
Cash return on cash-3.56%
Gross margin£685
Cash needed£77,209
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.38
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Walton · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Walton
- LHA monthly cap:
- £947
- 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 | £15,780 | £6,953 | £10,966 | £0 | £0 | -£2,139 | -£2,139 |
| Year 2 | £16,253 | £7,162 | £10,966 | £0 | £0 | -£1,875 | -£4,014 |
| Year 3 | £16,741 | £7,376 | £10,966 | £0 | £0 | -£1,602 | -£5,616 |
| Year 4 | £17,243 | £7,598 | £10,966 | £0 | £0 | -£1,321 | -£6,936 |
| Year 5 | £17,761 | £7,826 | £10,966 | £0 | £0 | -£1,031 | -£7,968 |
Rent by the room upside
What we verified
3207
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▾
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
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 29.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,193
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,968
Acquisition costs
25% deposit£56,238
Stamp duty£13,247
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£4,374
Cash needed£77,209
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
No onward chain! Share of freehold!
We are proud to present this spacious, light and bright one-bedroom first-floor apartment, offered to the market with a share of the freehold and having been newly renovated throughout.
The property has been thoughtfully updated to a high standard, benefiting from new windows, a brand-new gas central heating system with combi boiler, stylish new bathroom, new flooring and fresh decoration throughout. The result is a beautifully presented…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice