Skip to main contenthow this is calculated →
Year 5 disposal
BMV -21%
⊞ View all 11
13/ 100
Weak
5.46% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -21% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£311/mo — significantly negative — real recurring drain
- -3.6% 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
−£311/mo
You top up £311/mo
Price vs market
Below market value
-21% vs 12 sold · interior unseen
Return · IRR
-3.6%/yr
Loses money over 5 years
Cash left in
£49K
Stays in after refinancing at value
Price £325KCash to buy £113KReturn before costs on price 5.46%5-yr return on cash -10%Rent est. £1,478 (£1,383–£1,580)
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: £1,383–£1,580/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £243,750 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
-£311
after mortgage, operating costs & tax
Rent in£1,478/mo gross
£1,421/mo collected · £57/mo lost to voids
Where it goes
£1,320Mortgage£412Costs
Outgoings exceed rent — you top up £311/mo
Mortgage£1,320
Costs£412
Management£148
Maintenance£50
Insurance£28
CapEx reserve£74
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£311
Returns
Return before costs on price5.46%
Cash return on cash-3.30%
Gross margin£1,009
Cash needed£113,125
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 | £17,736 | £4,940 | £15,844 | £0 | £0 | -£3,048 | -£3,048 |
| Year 2 | £18,268 | £5,088 | £15,844 | £0 | £0 | -£2,664 | -£5,711 |
| Year 3 | £18,816 | £5,241 | £15,844 | £0 | £0 | -£2,268 | -£7,980 |
| Year 4 | £19,381 | £5,398 | £15,844 | £0 | £0 | -£1,861 | -£9,841 |
| Year 5 | £19,962 | £5,560 | £15,844 | £0 | £0 | -£1,442 | -£11,283 |
Disposal gain (gross)-£1,144
CGT£0
Net Disposal proceeds£349,856
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 profileMixed demand
Tenant profilelikely cohortHP13 7PB · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 25.5 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 · 629 sqft
£18k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,403–£8,177
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,919–£13,209
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 — -£311/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 | 5.46% | -£311 | £113,125 | -10.0% | Low | Feasible |
| Housing-benefit rent | 4.05% | -£692 | £113,125 | -29.9% | Med | Feasible |
| Council lease | 0.00% | -£1,502 | £113,125 | -80.3% | Low | Feasible |
| Refurb & refinance | 5.46% | -£311 | £129,915 | -8.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £351,540 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Chilterns · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Chilterns
- LHA monthly cap:
- £1,097
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
+£16/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 5.46% as-is
As-is Rent it out
Monthly profit-£273
Return before costs on price5.46%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit+£16
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
£44,326–£79,979full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£3,145–£5,032
- Replumb£2,516–£4,403
- Windows£6,919–£11,951
- Paint + decor£6,290–£10,693
- Flooring£8,806–£15,725
Comparables
sold within 0.5 miWide · CV 15.6%Med confidence
Loading 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
- GoodAsh Hill Primary SchoolPrimary · Community school · HP13 7HT
- Requires improvementHannah Ball AcademyPrimary · Academy sponsor led · HP13 7JS
- Not ratedBeechview AcademyPrimary · Academy sponsor led · HP13 7NT
- Not ratedHighworth Combined School and NurseryPrimary · Community school · HP13 7PH
- Not ratedKings Wood School and NurseryPrimary · Community school · HP13 7UN
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£17,736
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,730
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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-£11,283
Rates as of Oct 2024
Acquisition costs
£113,125cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+5% additional-property surcharge£22,500
Refurb£1,350
Legal + survey£2,150
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£113,125
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Situated to the east of High Wycombe, close to Loudwater, this well-presented two-bedroom terraced home has been upgraded by the current owners and offers comfortable living space with a landscaped rear garden and allocated parking.
The ground floor includes a modern kitchen and a generous living room, with double doors opening onto the rear garden, creating an ideal space for relaxing and entertaining. Upstairs are two double bedrooms and a bathroom. The property also benef…
Floor plans
Nearby active comparables2 rentals
Comparable rentals
HP13 · same beds + typeMedian nearby: £1,600/mo · 2 of 2 already let+£122 vs our est
- The Pastures, High Wycombe HP13Let2b£1,600/moMay 2026
- The Pastures, High Wycombe HP13Let2b£1,600/moMay 2026
Other deals nearby
HP13 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · JNP - High Wycombe
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£311
Cash needed
£113K
Return after costs
-3.30%
IRR
-3.63%
The Pentlands, High Wycombe, Buckinghamshire HP13
terraced · 2 bed · 1 bath · 629 sqft
£325,000
est £1,478 · 5.46% gross
EPC D
Priced below market
1 / 11
13/100
Marginal
5.46% — verify the rent + comps locally.
Priced below market -21% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£325K
21% below sold comps
Return before costs
5.46%
est rent £1,478/monot enough comparablesRange £1,383–£1,580/mo (Q1–Q3)
Bedrooms
2
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: £1,383–£1,580/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £243,750 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
-£311
after mortgage, operating costs & tax
Rent in£1,478/mo gross
£1,421/mo collected · £57/mo lost to voids
Where it goes
£1,320Mortgage£412Costs
Outgoings exceed rent — you top up £311/mo
Mortgage£1,320
Costs£412
Management£148
Maintenance£50
Insurance£28
CapEx reserve£74
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£311
Returns
Return before costs on price5.46%
Cash return on cash-3.30%
Gross margin£1,009
Cash needed£113,125
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 Chilterns · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Chilterns
- LHA monthly cap:
- £1,097
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 | £17,736 | £4,940 | £15,844 | £0 | £0 | -£3,048 | -£3,048 |
| Year 2 | £18,268 | £5,088 | £15,844 | £0 | £0 | -£2,664 | -£5,711 |
| Year 3 | £18,816 | £5,241 | £15,844 | £0 | £0 | -£2,268 | -£7,980 |
| Year 4 | £19,381 | £5,398 | £15,844 | £0 | £0 | -£1,861 | -£9,841 |
| Year 5 | £19,962 | £5,560 | £15,844 | £0 | £0 | -£1,442 | -£11,283 |
Rent by the room upside
What we verified
3306
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▾
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 15.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,169
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£11,283
Acquisition costs
25% deposit£81,250
Stamp duty£22,500
Refurb£1,350
Legal + survey£2,150
Mortgage + broker£5,875
Cash needed£113,125
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 to the east of High Wycombe, close to Loudwater, this well-presented two-bedroom terraced home has been upgraded by the current owners and offers comfortable living space with a landscaped rear garden and allocated parking.
The ground floor includes a modern kitchen and a generous living room, with double doors opening onto the rear garden, creating an ideal space for relaxing and entertaining. Upstairs are two double bedrooms and a bathroom. The property also benef…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice