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Year 5 disposal
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0/ 100
Weak
4.13% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£1,192/mo — heavily negative — needs monthly capital injection
- -7.8% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£1K/mo
You top up £1K/mo
Price vs market
Above comparable sales
+149% vs 12 sold
Return · IRR
-7.8%/yr
Loses money over 5 years
Cash to get in
£213K
Deposit + fees + refurb
Price £550KReturn before costs on price 4.13%5-yr return on cash -30%Rent est. £1,894 (£1,894–£1,894)
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: £1,894–£1,894/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £137,500
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 (£13,336–£24,893 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £412,500 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,192
after mortgage, operating costs & tax
Rent in£1,894/mo gross
£1,821/mo collected · £73/mo lost to voids
Where it goes
£2,234Mortgage£779Costs
Outgoings exceed rent — you top up £1,192/mo
Mortgage£2,234
Costs£779
Management£189
Maintenance£67
Insurance£40
CapEx reserve£95
Voids + council tax£9
Service charge + ground rent£275
Ltd co. accounts£104
Tax—
Shortfall−£1,192
Returns
Return before costs on price4.13%
Cash return on cash-6.72%
Gross margin£1,042
Cash needed£212,881
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.82
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 | £22,728 | £9,350 | £26,813 | £0 | £0 | -£13,435 | -£13,435 |
| Year 2 | £23,410 | £9,631 | £26,813 | £0 | £0 | -£13,033 | -£26,468 |
| Year 3 | £24,112 | £9,920 | £26,813 | £0 | £0 | -£12,620 | -£39,088 |
| Year 4 | £24,835 | £10,217 | £26,813 | £0 | £0 | -£12,194 | -£51,282 |
| Year 5 | £25,581 | £10,524 | £26,813 | £0 | £0 | -£11,756 | -£63,038 |
Disposal gain (gross)-£24,068
CGT£0
Net Disposal proceeds£592,063
What we verified
What we verified
32073 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
Leaseholdleasehold
Tenure & planningleasehold
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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 ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 cohortGU22 7AU · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 30.5 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
3-bed · 2-bath · 1265 sqft
£33k–£65k
£ per sqft
building cost only
£26–£51
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,855–£16,445
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,915–£26,565
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£1,192/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 | 4.13% | -£1,192 | £212,881 | -29.6% | Low | Feasible |
| Housing-benefit rent | 3.22% | -£1,627 | £212,881 | -41.4% | Med | Feasible |
| Council lease | 3.22% | -£1,318 | £212,881 | -35.6% | Low | Feasible |
| Refurb & refinance | 4.13% | -£1,192 | £247,493 | -25.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£486 | £623,243 | 5% | Med | Feasible |
| Rent by the room | 5.24% | -£1,569 | £212,881 | -37.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Guildford · cap £1,476/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £1,476
- Scheme type:
- leasing
- Premium:
- +0% 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
-£321/mo cash flow vs Rent it out if converted to Rent by the room
5.24% Return before costs on price converted vs 4.13% as-is
As-is Rent it out
Monthly profit-£814
Return before costs on price4.13%
Cash needed£149,398
If converted to Rent by the room
Monthly profit-£1,136
Return before costs on price5.24%
Cash needed£165,398
Δ vs Rent it out Monthly profit-£321
Show conversion detail
Conversion cost estimate
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£79,060–£140,690full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- Rewire£6,325–£10,120
- Replumb£5,060–£8,855
- Windows£13,915–£24,035
- Paint + decor£12,650–£21,505
- Flooring£17,710–£31,625
Comparables
sold within 0.5 miWide · CV 62.1%Med confidence
Loading 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
- OutstandingSt Dunstan's Catholic Primary School, WokingPrimary · Voluntary aided school · GU22 7AX
- Not ratedCompass Community School HampshireNot applicable · Other independent special school · GU22 7BT
- Not ratedThe Park SchoolNot applicable · Academy special sponsor led · GU22 7AT
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£22,728
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£14,309
Exit costs
Projected sale price (5y · 2%/yr growth)£607,244
Capital gain (pre-CGT)£57,244
Sale costs (~2.5%)£15,181
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-£63,038
Rates as of Oct 2024
Acquisition costs
£212,881cash neededPurchase price£550,000
Deposit (25%)£137,500
Stamp duty+5% additional-property surcharge£45,000
Refurb£17,781
Legal + survey£3,350
Mortgage fees£9,250
Total cash neededdeposit + costs (loan covers the rest)£212,881
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A stunning 3 bedroom Edwardian penthouse apartment boasting generous lateral-living space with a stylish décor and excellent finish and enjoying gorgeous communal gardens and off-street parking. The property is located close to amenities while the extensive shopping, dining and entertainments of Woking town centre are close-by. Woking station offers fast transport links in to central London. Please use the reference CHPK3058471 when contacting Foxtons.
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
GU22 · same beds + typeMedian nearby: £1,975/mo · 1 of 1 already let+£81 vs our est
- Beech Vale, Woking, Surrey, GU22Let3b£1,975/moDec 2025
Listing metazoopla · Foxtons - Woking
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£1,192
Cash needed
£213K
Return after costs
-6.72%
IRR
-7.84%
Onslow Crescent, Woking GU22
flat · 3 bed · 2 bath · 1,265 sqft
£550,000
est £1,894 · 4.13% gross
1 / 19
0/100
Marginal
4.13% — verify the rent + comps locally.
4.13% Return before costs — around the area average for this property type.
Monthly profit −£1,192/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£550K
149% above sold comps
Return before costs
4.13%
est rent £1,894/monot enough comparables
Bedrooms
3
2 bath
Energy rating
—
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: £1,894–£1,894/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £137,500
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 (£13,336–£24,893 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £412,500 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,192
after mortgage, operating costs & tax
Rent in£1,894/mo gross
£1,821/mo collected · £73/mo lost to voids
Where it goes
£2,234Mortgage£779Costs
Outgoings exceed rent — you top up £1,192/mo
Mortgage£2,234
Costs£779
Management£189
Maintenance£67
Insurance£40
CapEx reserve£95
Voids + council tax£9
Service charge + ground rent£275
Ltd co. accounts£104
Tax—
Shortfall−£1,192
Returns
Return before costs on price4.13%
Cash return on cash-6.72%
Gross margin£1,042
Cash needed£212,881
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.82
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Guildford · cap £1,476/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £1,476
- Scheme type:
- leasing
- Premium:
- +0% 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 | £22,728 | £9,350 | £26,813 | £0 | £0 | -£13,435 | -£13,435 |
| Year 2 | £23,410 | £9,631 | £26,813 | £0 | £0 | -£13,033 | -£26,468 |
| Year 3 | £24,112 | £9,920 | £26,813 | £0 | £0 | -£12,620 | -£39,088 |
| Year 4 | £24,835 | £10,217 | £26,813 | £0 | £0 | -£12,194 | -£51,282 |
| Year 5 | £25,581 | £10,524 | £26,813 | £0 | £0 | -£11,756 | -£63,038 |
Rent by the room upside
What we verified
5107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeleasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£3,000/yr
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 62.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,363
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£63,038
Acquisition costs
25% deposit£137,500
Stamp duty£45,000
Refurb£17,781
Legal + survey£3,350
Mortgage + broker£9,250
Cash needed£212,881
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
A stunning 3 bedroom Edwardian penthouse apartment boasting generous lateral-living space with a stylish décor and excellent finish and enjoying gorgeous communal gardens and off-street parking. The property is located close to amenities while the extensive shopping, dining and entertainments of Woking town centre are close-by. Woking station offers fast transport links in to central London. Please use the reference CHPK3058471 when contacting Foxtons.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice