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Year 5 disposal
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37/ 100
Weak
7.74% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.74% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£172/mo — mildly negative — equity build may cover
- -2.7% 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.
- Tenure not stated — confirm freehold/leasehold and any lease term before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£172/mo
You top up £172/mo
Price
£180K
No local sold comps to compare
Return · IRR
-2.7%/yr
Loses money over 5 years
Cash to get in
£72K
Deposit + fees + refurb
Return before costs on price 7.74%5-yr return on cash -8%Rent est. £1,161 (£998–£1,351)
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: £998–£1,351/mo · n=128
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £135,000 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
-£172
after mortgage, operating costs & tax
Rent in£1,161/mo gross
£1,116/mo collected · £45/mo lost to voids
Where it goes
£731Mortgage£557Costs
Outgoings exceed rent — you top up £172/mo
Mortgage£731
Costs£557
Management£116
Maintenance£67
Insurance£20
CapEx reserve£58
Voids + council tax£5
Service charge + ground rent£187
Ltd co. accounts£104
Tax—
Shortfall−£172
Returns
Return before costs on price7.74%
Cash return on cash-2.89%
Gross margin£559
Cash needed£71,564
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
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 | £13,932 | £6,686 | £8,775 | £0 | £0 | -£1,529 | -£1,529 |
| Year 2 | £14,350 | £6,887 | £8,775 | £0 | £0 | -£1,312 | -£2,841 |
| Year 3 | £14,780 | £7,093 | £8,775 | £0 | £0 | -£1,088 | -£3,929 |
| Year 4 | £15,224 | £7,306 | £8,775 | £0 | £0 | -£857 | -£4,787 |
| Year 5 | £15,681 | £7,525 | £8,775 | £0 | £0 | -£620 | -£5,407 |
Disposal gain (gross)-£9,098
CGT£0
Net Disposal proceeds£193,766
What we verified
What we verified
31073 ok · 1 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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
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 cohortSN1 3ED · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Oxford · 42.4 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
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
Rent it out wins — -£172/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 | 7.74% | -£172 | £71,564 | -7.6% | Low | Feasible |
| Housing-benefit rent | 5.22% | -£530 | £71,564 | -38.0% | Med | Feasible |
| Council lease | 5.22% | -£366 | £71,564 | -28.8% | Low | Feasible |
| Refurb & refinance | 7.74% | -£172 | £84,870 | -6.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£378 | £207,170 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
- Scheme type:
- PSL
- 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
+£221/mo cash flow vs Rent it out if converted to Rent by the room
16.00% Return before costs on price converted vs 7.74% as-is
As-is Rent it out
Monthly profit+£29
Return before costs on price7.74%
Cash needed£56,898
If converted to Rent by the room
Monthly profit+£251
Return before costs on price16.00%
Cash needed£72,898
Δ vs Rent it out Monthly profit+£221
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,390–£90,830full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodDrove Primary SchoolPrimary · Academy converter · SN1 3AH
- GoodKing William Street Church of England Primary SchoolPrimary · Academy converter · SN1 3LB
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£13,932
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,065
Exit costs
Projected sale price (5y · 2%/yr growth)£198,735
Capital gain (pre-CGT)£18,735
Sale costs (~2.5%)£4,968
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-£5,407
Rates as of Oct 2024
Acquisition costs
£71,564cash neededPurchase price£180,000
Deposit (25%)£45,000
Stamp duty+5% additional-property surcharge£10,100
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,700
Total cash neededdeposit + costs (loan covers the rest)£71,564
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This well-presented two-bedroom offers spacious and well-balanced accommodation throughout, making it an ideal first-time purchase, investment opportunity, or downsizing option.
The property is accessed via an entrance hallway with useful storage, leading through to a generous reception room providing ample space for both living and dining furniture. The separate kitchen is fitted with a range of units and work surfaces, offering practical cooking and storage space.
The pri…
Floor plans
Listing metazoopla · Richard James Apartments & Investments
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£172
Cash needed
£72K
Return after costs
-2.89%
IRR
-2.68%
Horder Mews, Old Town, Swindon SN1
flat · 2 bed · 2 bath
£180,000
est £1,161 · 7.74% gross
EPC B
1 / 15
37/100
Marginal
7.74% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.74% Return before costs — above-market
Price
£180K
Return before costs
7.74%
est rent £1,161/monot enough comparablesRange £998–£1,351/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
B
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: £998–£1,351/mo · n=128
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £135,000 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
-£172
after mortgage, operating costs & tax
Rent in£1,161/mo gross
£1,116/mo collected · £45/mo lost to voids
Where it goes
£731Mortgage£557Costs
Outgoings exceed rent — you top up £172/mo
Mortgage£731
Costs£557
Management£116
Maintenance£67
Insurance£20
CapEx reserve£58
Voids + council tax£5
Service charge + ground rent£187
Ltd co. accounts£104
Tax—
Shortfall−£172
Returns
Return before costs on price7.74%
Cash return on cash-2.89%
Gross margin£559
Cash needed£71,564
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
- Scheme type:
- PSL
- 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 | £13,932 | £6,686 | £8,775 | £0 | £0 | -£1,529 | -£1,529 |
| Year 2 | £14,350 | £6,887 | £8,775 | £0 | £0 | -£1,312 | -£2,841 |
| Year 3 | £14,780 | £7,093 | £8,775 | £0 | £0 | -£1,088 | -£3,929 |
| Year 4 | £15,224 | £7,306 | £8,775 | £0 | £0 | -£857 | -£4,787 |
| Year 5 | £15,681 | £7,525 | £8,775 | £0 | £0 | -£620 | -£5,407 |
Rent by the room upside
What we verified
5207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeUnknown
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£1,991/yr
Ground rentDoubling clauses kill mortgageability£250/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£1,755
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,407
Acquisition costs
25% deposit£45,000
Stamp duty£10,100
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,700
Cash needed£71,564
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
This well-presented two-bedroom offers spacious and well-balanced accommodation throughout, making it an ideal first-time purchase, investment opportunity, or downsizing option.
The property is accessed via an entrance hallway with useful storage, leading through to a generous reception room providing ample space for both living and dining furniture. The separate kitchen is fitted with a range of units and work surfaces, offering practical cooking and storage space.
The pri…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice