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Year 5 disposal
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73/ 100
Solid
7.25% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.25% return before costs — above-market
- EPC C — MEES compliant
Why to be cautious
- 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
+£127/mo
Barely breaks even each month
Price vs market
Above comparable sales
+45% vs 12 sold
Return · IRR
0.7%/yr
Modest annualised return
Cash to get in
£167K
Deposit + fees + refurb
Price £425KReturn before costs on price 7.25%5-yr return on cash 11%Rent est. £2,569 (£2,450–£2,694)
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: £2,450–£2,694/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£13,867–£25,885 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£127
after mortgage, operating costs & tax
Rent in£2,569/mo gross
£2,470/mo collected · £99/mo lost to voids
Where it goes
£1,727Mortgage£587Costs
£127/mo left as profit · 5% of rent kept
Mortgage£1,727
Costs£587
Management£257
Maintenance£50
Insurance£40
CapEx reserve£128
Voids + council tax£7
Ltd co. accounts£104
Tax£30
Profit+£127
Returns
Return before costs on price7.25%
Cash return on cash0.91%
Gross margin£1,883
Cash needed£166,764
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
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 | £30,828 | £7,042 | £20,719 | £0 | £583 | £2,484 | £2,484 |
| Year 2 | £31,753 | £7,253 | £20,719 | £0 | £718 | £3,063 | £5,547 |
| Year 3 | £32,705 | £7,471 | £20,719 | £0 | £858 | £3,658 | £9,204 |
| Year 4 | £33,687 | £7,695 | £20,719 | £0 | £1,002 | £4,271 | £13,475 |
| Year 5 | £34,697 | £7,926 | £20,719 | £0 | £1,150 | £4,902 | £18,377 |
Disposal gain (gross)-£20,636
CGT£0
Net Disposal proceeds£457,503
What we verified
What we verified
60066 ok · 0 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 ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
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
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 cohortGL53 8JJ · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
UWE Bristol · 54.5 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 1-bath · 1322 sqft
£31k–£60k
£ per sqft
building cost only
£23–£46
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£9,254–£17,186
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,542–£27,762
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 — +£127/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 | 7.25% | +£127 | £166,764 | 11.0% | Low | Feasible |
| Housing-benefit rent | 4.14% | -£831 | £166,764 | -23.6% | Med | Feasible |
| Council lease | 0.00% | -£1,921 | £166,764 | -69.5% | Low | Feasible |
| Refurb & refinance | 7.25% | +£127 | £195,410 | 9.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£194 | £485,535 | 5% | Med | Feasible |
| Rent by the room | 7.34% | -£727 | £166,764 | -16.2% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Cheltenham · cap £1,466/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £1,466
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
-£827/mo cash flow vs Rent it out if converted to Rent by the room
6.78% Return before costs on price converted vs 7.25% as-is
As-is Rent it out
Monthly profit+£180
Return before costs on price7.25%
Cash needed£118,148
If converted to Rent by the room
Monthly profit-£647
Return before costs on price6.78%
Cash needed£134,148
Δ vs Rent it out Monthly profit-£827
Show conversion detail
Conversion cost estimate
£36,000
Range: £28,800 – £45,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£67,548–£128,733full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- Rewire£5,288–£10,576
- Replumb£3,966–£9,254
- Windows£13,220–£25,118
- Paint + decor£11,898–£21,152
- Flooring£17,186–£31,728
Comparables
sold within 0.5 miWide · CV 67.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedSt Edward's SchoolNot applicable · Other independent school · GL53 8EY
- Not ratedCharlton Kings Infants' SchoolPrimary · Academy converter · GL53 8AY
- Not ratedCharlton Kings Junior SchoolPrimary · Academy converter · GL53 8QE
- Not ratedBalcarras SchoolSecondary · Academy converter · GL53 8QF
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£30,828
Section 24 credit£0
Annual tax due£583
Post-tax Monthly profit annual£1,298
Exit costs
Projected sale price (5y · 2%/yr growth)£469,234
Capital gain (pre-CGT)£44,234
Sale costs (~2.5%)£11,731
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£18,377
Rates as of Oct 2024
Acquisition costs
£166,764cash neededPurchase price£425,000
Deposit (25%)£106,250
Stamp duty+5% additional-property surcharge£32,500
Refurb£18,489
Legal + survey£2,150
Mortgage fees£7,375
Total cash neededdeposit + costs (loan covers the rest)£166,764
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This four-bedroom home provides a particularly versatile layout within the sought-after Charlton Kings area. The ground floor offers a kitchen/dining room alongside two generous reception spaces, while the upper floors provide four bedrooms, a shower room and an additional loft room. The rear garden provides outdoor space, while the elevated position of the upper floors provides attractive views towards the church and across the surrounding area.
Entrance Porch: The property…
Floor plans
Listing metazoopla · Cook Residential
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£127
Cash needed
£167K
Return after costs
0.91%
IRR
0.66%
New Street, Charlton Kings GL53
terraced · 4 bed · 1 bath · 1,322 sqft
£425,000
est £2,569 · 7.25% gross
EPC C
1 / 15
73/100
Solid
7.25% — verify the rent + comps locally.
7.25% Return before costs — above-market
Price
£425K
45% above sold comps
Return before costs
7.25%
est rent £2,569/monot enough comparablesRange £2,450–£2,694/mo (Q1–Q3)
Bedrooms
4
1 bath
Energy rating
C
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: £2,450–£2,694/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£13,867–£25,885 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£127
after mortgage, operating costs & tax
Rent in£2,569/mo gross
£2,470/mo collected · £99/mo lost to voids
Where it goes
£1,727Mortgage£587Costs
£127/mo left as profit · 5% of rent kept
Mortgage£1,727
Costs£587
Management£257
Maintenance£50
Insurance£40
CapEx reserve£128
Voids + council tax£7
Ltd co. accounts£104
Tax£30
Profit+£127
Returns
Return before costs on price7.25%
Cash return on cash0.91%
Gross margin£1,883
Cash needed£166,764
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Cheltenham · cap £1,466/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £1,466
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 | £30,828 | £7,042 | £20,719 | £0 | £583 | £2,484 | £2,484 |
| Year 2 | £31,753 | £7,253 | £20,719 | £0 | £718 | £3,063 | £5,547 |
| Year 3 | £32,705 | £7,471 | £20,719 | £0 | £858 | £3,658 | £9,204 |
| Year 4 | £33,687 | £7,695 | £20,719 | £0 | £1,002 | £4,271 | £13,475 |
| Year 5 | £34,697 | £7,926 | £20,719 | £0 | £1,150 | £4,902 | £18,377 |
Rent by the room upside
What we verified
6006
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▾
EPCEnergy efficiency ratingC
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 67.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,144
Annual rental tax£357
CGT yr 5£0 · company level
5y net total£18,377
Acquisition costs
25% deposit£106,250
Stamp duty£32,500
Refurb£18,489
Legal + survey£2,150
Mortgage + broker£7,375
Cash needed£166,764
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 four-bedroom home provides a particularly versatile layout within the sought-after Charlton Kings area. The ground floor offers a kitchen/dining room alongside two generous reception spaces, while the upper floors provide four bedrooms, a shower room and an additional loft room. The rear garden provides outdoor space, while the elevated position of the upper floors provides attractive views towards the church and across the surrounding area.
Entrance Porch: The property…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice