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Year 5 disposal
BMV -6%
⊞ View all 17
30/ 100
Weak
6.17% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -6% 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 −£178/mo — mildly negative — equity build may cover
- -2.0% 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
−£178/mo
You top up £178/mo
Price vs market
Below market value
-6% vs 12 sold · interior unseen
Return · IRR
-2.0%/yr
Loses money over 5 years
Cash left in
£90K
Stays in after refinancing at value
Price £265KCash to buy £102KReturn before costs on price 6.17%5-yr return on cash -4%Rent est. £1,362 (£1,294–£1,434)
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: £1,294–£1,434/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £66,250
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 (£9,275–£17,312 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £198,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£178
after mortgage, operating costs & tax
Rent in£1,362/mo gross
£1,310/mo collected · £52/mo lost to voids
Where it goes
£1,077Mortgage£411Costs
Outgoings exceed rent — you top up £178/mo
Mortgage£1,077
Costs£411
Management£136
Maintenance£67
Insurance£28
CapEx reserve£68
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£178
Returns
Return before costs on price6.17%
Cash return on cash-2.09%
Gross margin£899
Cash needed£102,241
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.22
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 | £16,344 | £4,929 | £12,919 | £0 | £0 | -£1,504 | -£1,504 |
| Year 2 | £16,834 | £5,077 | £12,919 | £0 | £0 | -£1,161 | -£2,665 |
| Year 3 | £17,339 | £5,229 | £12,919 | £0 | £0 | -£809 | -£3,474 |
| Year 4 | £17,860 | £5,386 | £12,919 | £0 | £0 | -£445 | -£3,919 |
| Year 5 | £18,395 | £5,548 | £12,919 | £0 | £0 | -£71 | -£3,990 |
Disposal gain (gross)-£10,749
CGT£0
Net Disposal proceeds£285,267
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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 profileFamily let
Tenant profilelikely cohortGL2 4UG · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
UWE Bristol · 40.2 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 829 sqft
£22k–£43k
£ per sqft
building cost only
£27–£52
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,803–£10,777
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,119–£17,409
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£178/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 | 6.17% | -£178 | £102,241 | -3.9% | Low | Feasible |
| Housing-benefit rent | 3.84% | -£652 | £102,241 | -32.6% | Med | Feasible |
| Council lease | 3.84% | -£555 | £102,241 | -30.7% | Low | Feasible |
| Refurb & refinance | 6.17% | -£178 | £120,437 | -3.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £300,962 | 5% | Med | Feasible |
| Rent by the room | 8.49% | -£425 | £102,241 | -13.5% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Gloucester · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Gloucester
- LHA monthly cap:
- £848
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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
+£110/mo cash flow vs Rent it out if converted to Rent by the room
10.87% Return before costs on price converted vs 6.17% as-is
As-is Rent it out
Monthly profit-£133
Return before costs on price6.17%
Cash needed£78,148
If converted to Rent by the room
Monthly profit-£22
Return before costs on price10.87%
Cash needed£94,148
Δ vs Rent it out Monthly profit+£110
Show conversion detail
Conversion cost estimate
£57,600
Range: £50,400 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,321–£92,251full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- Rewire£3,316–£6,632
- Replumb£2,487–£5,803
- Windows£8,290–£15,751
- Paint + decor£7,461–£13,264
- Flooring£10,777–£19,896
Comparables
sold within 0.5 miWide · CV 15.7%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
- GoodClearwater Church of England Primary AcademyPrimary · Free schools · GL2 4GH
- GoodField Court Church of England Infant AcademyPrimary · Academy converter · GL2 4UF
- GoodHardwicke Parochial Primary AcademyPrimary · Academy converter · GL2 4QG
- GoodHunts Grove Primary AcademyPrimary · Academy sponsor led · GL2 4EP
- Requires improvementBeech Green Primary SchoolPrimary · Community school · GL2 4WD
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£16,344
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,132
Exit costs
Projected sale price (5y · 2%/yr growth)£292,581
Capital gain (pre-CGT)£27,581
Sale costs (~2.5%)£7,315
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-£3,990
Rates as of Oct 2024
Acquisition costs
£102,241cash neededPurchase price£265,000
Deposit (25%)£66,250
Stamp duty+5% additional-property surcharge£16,500
Refurb£12,366
Legal + survey£2,150
Mortgage fees£4,975
Total cash neededdeposit + costs (loan covers the rest)£102,241
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Corner plot Three Bedroom Semi-Detached Home With no onward chain & off road parking!
Located in Courtfield Road, this property comprises; Entrance hall, wc, kitchen/diner & lounge.
Upstairs we have; Three good sized bedrooms & family bathroom.
Added incentives include; Garage, off-road parking, workshop, upvc double glazing & gas central heating!
Property for sale through Michael Tuck Estate Agents Quedgeley. Potential rental value £1395pcm contact Michael Tuck Lettings…
Floor plans
Listing metazoopla · Michael Tuck - Quedgeley
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£178
Cash needed
£102K
Return after costs
-2.09%
IRR
-1.96%
Courtfield Road, Quedgeley GL2
semi_detached · 3 bed · 1 bath · 829 sqft
£265,000
est £1,362 · 6.17% gross
EPC D
Priced below market
1 / 17
30/100
Marginal
6.17% — verify the rent + comps locally.
Priced below market -6% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£265K
6% below sold comps
Return before costs
6.17%
est rent £1,362/monot enough comparablesRange £1,294–£1,434/mo (Q1–Q3)
Bedrooms
3
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: £1,294–£1,434/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £66,250
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 (£9,275–£17,312 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £198,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£178
after mortgage, operating costs & tax
Rent in£1,362/mo gross
£1,310/mo collected · £52/mo lost to voids
Where it goes
£1,077Mortgage£411Costs
Outgoings exceed rent — you top up £178/mo
Mortgage£1,077
Costs£411
Management£136
Maintenance£67
Insurance£28
CapEx reserve£68
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£178
Returns
Return before costs on price6.17%
Cash return on cash-2.09%
Gross margin£899
Cash needed£102,241
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.22
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Gloucester · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Gloucester
- LHA monthly cap:
- £848
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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 | £16,344 | £4,929 | £12,919 | £0 | £0 | -£1,504 | -£1,504 |
| Year 2 | £16,834 | £5,077 | £12,919 | £0 | £0 | -£1,161 | -£2,665 |
| Year 3 | £17,339 | £5,229 | £12,919 | £0 | £0 | -£809 | -£3,474 |
| Year 4 | £17,860 | £5,386 | £12,919 | £0 | £0 | -£445 | -£3,919 |
| Year 5 | £18,395 | £5,548 | £12,919 | £0 | £0 | -£71 | -£3,990 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 15.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,584
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,990
Acquisition costs
25% deposit£66,250
Stamp duty£16,500
Refurb£12,366
Legal + survey£2,150
Mortgage + broker£4,975
Cash needed£102,241
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
Corner plot Three Bedroom Semi-Detached Home With no onward chain & off road parking!
Located in Courtfield Road, this property comprises; Entrance hall, wc, kitchen/diner & lounge.
Upstairs we have; Three good sized bedrooms & family bathroom.
Added incentives include; Garage, off-road parking, workshop, upvc double glazing & gas central heating!
Property for sale through Michael Tuck Estate Agents Quedgeley. Potential rental value £1395pcm contact Michael Tuck Lettings…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice