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Year 5 disposal
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30/ 100
Weak
12.88% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 12.88% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Lease 62 yrs — mortgageability risk
- Cash only — often signals cladding / short lease / structural
- 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
+£119/mo
Barely breaks even each month
Price
£100K
No local sold comps to compare
Return · IRR
2.4%/yr
Modest annualised return
Cash to get in
£86K
Deposit + fees + refurb
Return before costs on price 12.88%5-yr return on cash 13%Rent est. £1,073 (£993–£1,159)
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: £993–£1,159/mo · n=91
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£38,480–£71,830 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £75,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£119
after mortgage, operating costs & tax
Rent in£1,073/mo gross
£1,032/mo collected · £41/mo lost to voids
Where it goes
£406Mortgage£479Costs
£119/mo left as profit · 12% of rent kept
Mortgage£406
Costs£479
Management£107
Maintenance£67
Insurance£20
CapEx reserve£54
Voids + council tax£6
Service charge + ground rent£121
Ltd co. accounts£104
Tax£28
Profit+£119
Returns
Return before costs on price12.88%
Cash return on cash1.66%
Gross margin£553
Cash needed£85,807
Monthly profit payback60y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.54
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 | £12,876 | £5,745 | £4,875 | £0 | £429 | £1,827 | £1,827 |
| Year 2 | £13,262 | £5,917 | £4,875 | £0 | £469 | £2,001 | £3,828 |
| Year 3 | £13,660 | £6,095 | £4,875 | £0 | £511 | £2,179 | £6,008 |
| Year 4 | £14,070 | £6,278 | £4,875 | £0 | £554 | £2,363 | £8,371 |
| Year 5 | £14,492 | £6,466 | £4,875 | £0 | £599 | £2,552 | £10,923 |
Disposal gain (gross)-£50,659
CGT£0
Net Disposal proceeds£107,648
What we verified
What we verified
22252 ok · 2 caution · 2 fail · 5 unknown
Legal & planning
Leasehold62 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
62 yr
Ground rent
Doubling = lender risk
£75/yr
Short lease — 62 years remaining
Most BTL lenders refuse leases under 80 years. Statutory lease extension typically costs £8k–£20k+ and adds 3–6 months to completion.
Extracted from listing description · verify with solicitor
Tenure & planning62 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 cohortBH1 4EP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Southampton · 39 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 · 506 sqft
£16k–£32k
£ per sqft
building cost only
£32–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,542–£6,578
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,566–£10,626
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 — +£119/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 | 12.88% | +£119 | £85,807 | 12.7% | Low | Feasible |
| Housing-benefit rent | 10.48% | -£72 | £85,807 | 1.1% | Med | Feasible |
| Council lease | 0.00% | -£718 | £85,807 | -51.6% | Low | Feasible |
| Refurb & refinance | 12.88% | +£119 | £111,330 | 9.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£312 | £178,830 | -33% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Bournemouth · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bournemouth
- LHA monthly cap:
- £873
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
+£279/mo cash flow vs Rent it out if converted to Rent by the room
28.80% Return before costs on price converted vs 12.88% as-is
As-is Rent it out
Monthly profit+£225
Return before costs on price12.88%
Cash needed£36,898
If converted to Rent by the room
Monthly profit+£504
Return before costs on price28.80%
Cash needed£52,898
Δ vs Rent it out Monthly profit+£279
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
£31,722–£60,000full refurb + room split
⚠️ Capped at 60% of £100,000 asking (£60,000). Raw model: £32,050–£60,620. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,552–£17,103
- 1 × bathroom£5,642–£10,343
- Rewire£2,003–£3,506
- Replumb£1,502–£3,005
- Windows£5,008–£9,015
- Paint + decor£3,506–£6,511
- Flooring£5,509–£10,517
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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodBethany Church of England Junior SchoolPrimary · Academy converter · BH1 4DJ
- Not ratedKing's Park AcademyPrimary · Academy sponsor led · BH1 4NB
- Not ratedSt Clement's and St John's Church of England Infant SchoolPrimary · Academy converter · BH1 4DZ
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£12,876
Section 24 credit£0
Annual tax due£429
Post-tax Monthly profit annual£1,332
Exit costs
Projected sale price (5y · 2%/yr growth)£110,408
Capital gain (pre-CGT)£10,408
Sale costs (~2.5%)£2,760
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£10,923
Rates as of Oct 2024
Acquisition costs
£85,807cash neededPurchase price£100,000
Deposit (25%)£25,000
Stamp duty+5% additional-property surcharge£5,000
Refurb£51,307
Legal + survey£2,000
Mortgage fees£2,500
Total cash neededdeposit + costs (loan covers the rest)£85,807
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
cash buyers - chain free Well-presented two-bedroom top-floor flat in Boscombe, within easy reach of the beach, local amenities and transport links. Offered at a competitive price benefiting from low ongoing charges. Excellent opportunity for first-time buyers and investors alike. Early viewing is highly recommended.
chain free - cash buyers only A competitively priced two-bedroom top-floor flat, presented in good condition and offering an excellent opportunity for first-tim…
Floor plans
Nearby active comparables5 deals
Comparable rentals
BH1 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Martin & Co Bournemouth
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£119
Cash needed
£86K
Return after costs
1.66%
IRR
2.36%
Campbell Road, Bournemouth BH1
flat · 2 bed · 1 bath · 506 sqft
£100,000
est £1,073 · 12.88% gross
Chain freeLeasehold 62yrEPC DCash only
1 / 10
30/100
Marginal
12.88% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.88% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Lease 62 yrs — mortgage risk
Chain free
Price
£100K
Return before costs
12.88%
est rent £1,073/monot enough comparablesRange £993–£1,159/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags3 issues
Cash buyers only
Often signals cladding, structural, or short-lease issues
Lease — 62 yrs
Below 80 yrs — extend before remortgage or exit
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: £993–£1,159/mo · n=91
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£38,480–£71,830 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £75,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£119
after mortgage, operating costs & tax
Rent in£1,073/mo gross
£1,032/mo collected · £41/mo lost to voids
Where it goes
£406Mortgage£479Costs
£119/mo left as profit · 12% of rent kept
Mortgage£406
Costs£479
Management£107
Maintenance£67
Insurance£20
CapEx reserve£54
Voids + council tax£6
Service charge + ground rent£121
Ltd co. accounts£104
Tax£28
Profit+£119
Returns
Return before costs on price12.88%
Cash return on cash1.66%
Gross margin£553
Cash needed£85,807
Monthly profit payback60y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.54
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Bournemouth · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bournemouth
- LHA monthly cap:
- £873
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 | £12,876 | £5,745 | £4,875 | £0 | £429 | £1,827 | £1,827 |
| Year 2 | £13,262 | £5,917 | £4,875 | £0 | £469 | £2,001 | £3,828 |
| Year 3 | £13,660 | £6,095 | £4,875 | £0 | £511 | £2,179 | £6,008 |
| Year 4 | £14,070 | £6,278 | £4,875 | £0 | £554 | £2,363 | £8,371 |
| Year 5 | £14,492 | £6,466 | £4,875 | £0 | £599 | £2,552 | £10,923 |
Rent by the room upside
What we verified
4316
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining62 yr
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
Service chargeReduces net yield£1,375/yr
Ground rentDoubling clauses kill mortgageability£75/yr
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£975
Annual rental tax£335
CGT yr 5£0 · company level
5y net total£10,923
Acquisition costs
25% deposit£25,000
Stamp duty£5,000
Refurb£51,307
Legal + survey£2,000
Mortgage + broker£2,500
Cash needed£85,807
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
cash buyers - chain free Well-presented two-bedroom top-floor flat in Boscombe, within easy reach of the beach, local amenities and transport links. Offered at a competitive price benefiting from low ongoing charges. Excellent opportunity for first-time buyers and investors alike. Early viewing is highly recommended.
chain free - cash buyers only A competitively priced two-bedroom top-floor flat, presented in good condition and offering an excellent opportunity for first-tim…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice