Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 20
0/ 100
Weak
5.21% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£584/mo — heavily negative — needs monthly capital injection
- -8.5% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£584/mo
You top up £584/mo
Price vs market
Above comparable sales
+40% vs 12 sold
Return · IRR
-8.5%/yr
Loses money over 5 years
Cash to get in
£84K
Deposit + fees + refurb
Price £220KReturn before costs on price 5.21%5-yr return on cash -38%Rent est. £956 (£754–£1,212)
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: £754–£1,212/mo · n=124
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£7,365–£13,748 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £165,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£584
after mortgage, operating costs & tax
Rent in£956/mo gross
£919/mo collected · £37/mo lost to voids
Where it goes
£894Mortgage£609Costs
Outgoings exceed rent — you top up £584/mo
Mortgage£894
Costs£609
Management£96
Maintenance£67
Insurance£28
CapEx reserve£48
Voids + council tax£8
Service charge + ground rent£259
Ltd co. accounts£104
Tax—
Shortfall−£584
Returns
Return before costs on price5.21%
Cash return on cash-8.34%
Gross margin£310
Cash needed£84,020
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.03
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 | £11,472 | £7,309 | £10,725 | £0 | £0 | -£6,562 | -£6,562 |
| Year 2 | £11,816 | £7,529 | £10,725 | £0 | £0 | -£6,437 | -£13,000 |
| Year 3 | £12,171 | £7,754 | £10,725 | £0 | £0 | -£6,309 | -£19,309 |
| Year 4 | £12,536 | £7,987 | £10,725 | £0 | £0 | -£6,176 | -£25,485 |
| Year 5 | £12,912 | £8,227 | £10,725 | £0 | £0 | -£6,040 | -£31,525 |
Disposal gain (gross)-£7,895
CGT£0
Net Disposal proceeds£236,825
What we verified
What we verified
24052 ok · 4 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- 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
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 cohortPL1 3GD · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Exeter · 61.1 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 · 624 sqft
£18k–£37k
£ per sqft
building cost only
£29–£59
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,368–£8,112
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,864–£13,104
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 — -£584/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 | 5.21% | -£584 | £84,020 | -37.5% | Low | Feasible |
| Housing-benefit rent | 2.99% | -£954 | £84,020 | -65.2% | Med | Feasible |
| Council lease | 2.99% | -£830 | £84,020 | -59.0% | Low | Feasible |
| Refurb & refinance | 5.21% | -£584 | £98,948 | -31.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£458 | £248,648 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Plymouth · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Plymouth
- LHA monthly cap:
- £549
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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
+£411/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 5.21% as-is
As-is Rent it out
Monthly profit-£286
Return before costs on price5.21%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit+£411
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.
Planning approval likelihood
Likely approvable · 96% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 97% (140 decisions)
≈0.0% within 100 m vs 10% policy
Comparables
sold within 0.5 miWide · CV 47.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
HMOs Mutley, Greenbank, City Centre and surrounding areas
≈0.0% within 100 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodHigh Street Primary AcademyPrimary · Academy sponsor led · PL1 3SJ
- GoodSt Andrew's Cof E VA Primary SchoolPrimary · Voluntary aided school · PL1 3AY
- GoodSt George's CofE Primary AcademyPrimary · Academy sponsor led · PL1 3RX
- GoodMillbay AcademySecondary · Free schools · PL1 3EG
- Not ratedChapel Bridge SchoolNot applicable · Other independent special school · PL1 3JL
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£11,472
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,004
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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-£31,525
Rates as of Oct 2024
Acquisition costs
£84,020cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£9,820
Legal + survey£2,000
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£84,020
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Tenure: Leasehold
A striking one-bedroom mezzanine apartment situated within Plymouth’s iconic Royal William Yard, offering dramatic proportions, soaring ceilings and an abundance of architectural character, together with stylish contemporary accommodation and a number of thoughtful upgrades.
This impressive apartment offers a wonderfully individual layout, successfully combining the scale and character of the original building with contemporary open-plan living. From the m…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
PL1 · same beds + typeMedian nearby: £750/mo · 19 of 20 already let-£206 vs our est
- Notte Street, Plymouth PL1Let1b£650/moMay 2026
- Claremont Street, PLYMOUTHLet1b£750/moMay 2026
- One bedroom flat in Admiralty Street…Let1b£750/moMay 2026
- Royal William Yard, Plymouth, Devon,…Let1b£1,150/moMay 2026
- Haystone Place, City Centre *Availabl…Let1b£800/moMay 2026
- Durnford Street, Plymouth, PL1 3QJLet1b£825/moMay 2026
- Oxford Place, PlymouthLet1b£725/moMay 2026
- PLYMOUTH | STUDENT | SEPTEMBER | PL1Let1b£150/moMay 2026
- PLYMOUTH | STUDENT | SEPTEMBER | PL1Let1b£135/moMay 2026
- PLYMOUTH | STUDENT | SEPTEMBER | PL1Let1b£133/moMay 2026
- Clarence Place, Stonehouse, Plymouth1b£725/moMay 2026
- The Hoe, PlymouthLet1b£750/moMay 2026
- Royal William Yard, StonehouseLet1b£995/moMay 2026
- Rendle Street, PLYMOUTHLet1b£575/moMay 2026
- The Crescent, Plymouth, Devon, PL1Let1b£270/moDec 2025
- The Barbican, PlymouthLet1b£1,100/moMay 2026
- Notte Street, Plymouth, PL1Let1b£2,400/moMay 2026
- Citadel Road, PlymouthLet1b£1,200/moMay 2026
- Devonport Road, StokeLet1b£775/moMay 2026
- North Road West, PlymouthLet1b£179/moMay 2026
Other deals nearby
PL1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Atwell Martin
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£584
Cash needed
£84K
Return after costs
-8.34%
IRR
-8.54%
Royal William Yard, Plymouth PL1
flat · 1 bed · 1 bath · 624 sqft
£220,000
est £956 · 5.21% gross
EPC D
1 / 20
0/100
Marginal
5.21% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£220K
40% above sold comps
Return before costs
5.21%
est rent £956/monot enough comparablesRange £754–£1,212/mo (Q1–Q3)
Bedrooms
1
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: £754–£1,212/mo · n=124
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£7,365–£13,748 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £165,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£584
after mortgage, operating costs & tax
Rent in£956/mo gross
£919/mo collected · £37/mo lost to voids
Where it goes
£894Mortgage£609Costs
Outgoings exceed rent — you top up £584/mo
Mortgage£894
Costs£609
Management£96
Maintenance£67
Insurance£28
CapEx reserve£48
Voids + council tax£8
Service charge + ground rent£259
Ltd co. accounts£104
Tax—
Shortfall−£584
Returns
Return before costs on price5.21%
Cash return on cash-8.34%
Gross margin£310
Cash needed£84,020
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.03
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Plymouth · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Plymouth
- LHA monthly cap:
- £549
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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 | £11,472 | £7,309 | £10,725 | £0 | £0 | -£6,562 | -£6,562 |
| Year 2 | £11,816 | £7,529 | £10,725 | £0 | £0 | -£6,437 | -£13,000 |
| Year 3 | £12,171 | £7,754 | £10,725 | £0 | £0 | -£6,309 | -£19,309 |
| Year 4 | £12,536 | £7,987 | £10,725 | £0 | £0 | -£6,176 | -£25,485 |
| Year 5 | £12,912 | £8,227 | £10,725 | £0 | £0 | -£6,040 | -£31,525 |
Rent by the room upside
What we verified
4406
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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£2,640/yr
Ground rentDoubling clauses kill mortgageability£470/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 miWide · CV 47.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,145
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£31,525
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£9,820
Legal + survey£2,000
Mortgage + broker£4,300
Cash needed£84,020
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
Tenure: Leasehold
A striking one-bedroom mezzanine apartment situated within Plymouth’s iconic Royal William Yard, offering dramatic proportions, soaring ceilings and an abundance of architectural character, together with stylish contemporary accommodation and a number of thoughtful upgrades.
This impressive apartment offers a wonderfully individual layout, successfully combining the scale and character of the original building with contemporary open-plan living. From the m…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice