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Year 5 disposal
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57/ 100
Caution
9.69% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.69% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Leasehold 96yr — verify at solicitor
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£144/mo — mildly negative — equity build may cover
- -4.6% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£144/mo
You top up £144/mo
Price
£95K
No local sold comps to compare
Return · IRR
-4.6%/yr
Loses money over 5 years
Cash to get in
£39K
Deposit + fees + refurb
Return before costs on price 9.69%5-yr return on cash -15%Rent est. £767 (£700–£840)
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: £700–£840/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £71,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£144
after mortgage, operating costs & tax
Rent in£767/mo gross
£738/mo collected · £30/mo lost to voids
Where it goes
£386Mortgage£496Costs
Outgoings exceed rent — you top up £144/mo
Mortgage£386
Costs£496
Management£77
Maintenance£67
Insurance£20
CapEx reserve£38
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£9
Tax—
Shortfall−£144
Returns
Return before costs on price9.69%
Cash return on cash-4.39%
Gross margin£242
Cash needed£39,342
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.91
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £9,204 | £5,946 | £4,631 | £0 | £0 | -£1,373 | -£1,373 |
| Year 2 | £9,480 | £6,124 | £4,631 | £0 | £0 | -£1,276 | -£2,649 |
| Year 3 | £9,765 | £6,308 | £4,631 | £0 | £0 | -£1,175 | -£3,824 |
| Year 4 | £10,057 | £6,497 | £4,631 | £0 | £0 | -£1,071 | -£4,895 |
| Year 5 | £10,359 | £6,692 | £4,631 | £0 | £0 | -£964 | -£5,860 |
Disposal gain (gross)-£5,902
CGT£0
Net Disposal proceeds£102,265
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leasehold96 yr
Tenure & planning96 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortPE3 9YD · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 50.6 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 · 630 sqft
£19k–£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£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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
Council lease wins — -£32/mo · £102/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 9.69% | -£144 | £39,342 | -14.9% | Low | Feasible |
| Housing-benefit rent | 7.24% | -£338 | £39,342 | -44.0% | Med | Feasible |
| ⭐ Council lease | 9.69% | -£32 | £39,342 | -1.7% | Low | Feasible |
| Refurb & refinance | 9.69% | -£135 | £46,659 | -11.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £110,734 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £573/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Peterborough
- LHA monthly cap:
- £573
- Scheme type:
- PSL
- Premium:
- +900% 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
+£480/mo cash flow vs Rent it out if converted to Rent by the room
30.32% Return before costs on price converted vs 9.69% as-is
As-is Rent it out
Monthly profit+£39
Return before costs on price9.69%
Cash needed£35,648
If converted to Rent by the room
Monthly profit+£520
Return before costs on price30.32%
Cash needed£51,648
Δ vs Rent it out Monthly profit+£480
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 miLoading 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
- GoodLongthorpe Primary AcademyPrimary · Academy converter · PE3 9QW
- GoodThorpe Primary AcademyPrimary · Academy sponsor led · PE3 9UG
- GoodJack Hunt AcademySecondary · Academy converter · PE3 9PY
- Not ratedNova Primary AcademyPrimary · Academy sponsor led · PE3 9XJ
- Not ratedSacred Heart Catholic Primary SchoolPrimary · Academy converter · PE3 9XD
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£9,204
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,727
Exit costs
Projected sale price (5y · 2%/yr growth)£104,888
Capital gain (pre-CGT)£9,888
Sale costs (~2.5%)£2,622
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-£5,860
Rates as of Oct 2024
Acquisition costs
£39,342cash neededPurchase price£95,000
Deposit (25%)£23,750
Stamp duty+5% additional-property surcharge£4,750
Refurb£6,417
Legal + survey£2,000
Mortgage fees£2,425
Total cash neededdeposit + costs (loan covers the rest)£39,342
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary Well-presented ground floor studio apartment in popular Bretton, Peterborough, offering versatile open-plan living, fitted kitchen, modern bathroom and the added benefit of a private garage. Ideal for first-time buyers, investors or those seeking a low-maintenance home.
Description A well-presented ground floor studio apartment in the popular area of Bretton, Peterborough. Offering versatile living accommodation, a practical layout and the added benefit of a private…
Floor plans
Listing metazoopla · Connells - Peterborough
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£144
Cash needed
£39K
Return after costs
-4.39%
IRR
-4.64%
Deerleap, Bretton, Peterborough PE3
flat · 1 bed · 1 bath
£95,000
est £767 · 9.69% gross
Leasehold 96yrEPC C
1 / 6
57/100
Caution
9.69% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.69% Return before costs — above-market
Lease 96 yrs — extend before exit
Price
£95K
Return before costs
9.69%
est rent £767/monot enough comparablesRange £700–£840/mo (Q1–Q3)
Bedrooms
1
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: £700–£840/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £71,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£144
after mortgage, operating costs & tax
Rent in£767/mo gross
£738/mo collected · £30/mo lost to voids
Where it goes
£386Mortgage£496Costs
Outgoings exceed rent — you top up £144/mo
Mortgage£386
Costs£496
Management£77
Maintenance£67
Insurance£20
CapEx reserve£38
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£9
Tax—
Shortfall−£144
Returns
Return before costs on price9.69%
Cash return on cash-4.39%
Gross margin£242
Cash needed£39,342
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.91
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £573/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Peterborough
- LHA monthly cap:
- £573
- Scheme type:
- PSL
- Premium:
- +900% 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 | £9,204 | £5,946 | £4,631 | £0 | £0 | -£1,373 | -£1,373 |
| Year 2 | £9,480 | £6,124 | £4,631 | £0 | £0 | -£1,276 | -£2,649 |
| Year 3 | £9,765 | £6,308 | £4,631 | £0 | £0 | -£1,175 | -£3,824 |
| Year 4 | £10,057 | £6,497 | £4,631 | £0 | £0 | -£1,071 | -£4,895 |
| Year 5 | £10,359 | £6,692 | £4,631 | £0 | £0 | -£964 | -£5,860 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining96 yr
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£926
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,860
Acquisition costs
25% deposit£23,750
Stamp duty£4,750
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£2,425
Cash needed£39,342
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
Summary Well-presented ground floor studio apartment in popular Bretton, Peterborough, offering versatile open-plan living, fitted kitchen, modern bathroom and the added benefit of a private garage. Ideal for first-time buyers, investors or those seeking a low-maintenance home.
Description A well-presented ground floor studio apartment in the popular area of Bretton, Peterborough. Offering versatile living accommodation, a practical layout and the added benefit of a private…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice