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Year 5 disposal
BMV -13%
⊞ View all 32
39/ 100
Weak
7.12% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.12% return before costs — above-market
- Priced below market -13% vs 12 nearby sold (last 12 mo) — instant equity
- Long lease (989 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£169/mo — mildly negative — equity build may cover
- -2.5% 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
−£169/mo
You top up £169/mo
Price vs market
Below market value
-13% vs 12 sold · interior unseen
Return · IRR
-2.5%/yr
Loses money over 5 years
Cash left in
£53K
Stays in after refinancing at value
Price £200KCash to buy £76KReturn before costs on price 7.12%5-yr return on cash -6%Rent est. £1,187 (£1,049–£1,343)
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: £1,049–£1,343/mo · n=62
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£6,406–£11,957 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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
-£169
after mortgage, operating costs & tax
Rent in£1,187/mo gross
£1,141/mo collected · £46/mo lost to voids
Where it goes
£813Mortgage£498Costs
Outgoings exceed rent — you top up £169/mo
Mortgage£813
Costs£498
Management£119
Maintenance£67
Insurance£28
CapEx reserve£59
Voids + council tax£6
Service charge + ground rent£115
Ltd co. accounts£104
Tax—
Shortfall−£169
Returns
Return before costs on price7.12%
Cash return on cash-2.67%
Gross margin£643
Cash needed£76,041
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.40
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 | £14,244 | £5,980 | £9,750 | £0 | £0 | -£1,486 | -£1,486 |
| Year 2 | £14,671 | £6,159 | £9,750 | £0 | £0 | -£1,238 | -£2,723 |
| Year 3 | £15,111 | £6,344 | £9,750 | £0 | £0 | -£982 | -£3,706 |
| Year 4 | £15,565 | £6,534 | £9,750 | £0 | £0 | -£719 | -£4,425 |
| Year 5 | £16,032 | £6,730 | £9,750 | £0 | £0 | -£448 | -£4,873 |
Disposal gain (gross)-£6,745
CGT£0
Net Disposal proceeds£215,296
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold989 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
989 yr
Extracted from listing description · verify with solicitor
Tenure & planning989 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
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 cohortRG21 6AW · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 21.7 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 · 521 sqft
£17k–£33k
£ per sqft
building cost only
£32–£63
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,647–£6,773
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,731–£10,941
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 — -£169/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 | 7.12% | -£169 | £76,041 | -6.4% | Low | Feasible |
| Housing-benefit rent | 4.67% | -£553 | £76,041 | -37.3% | Med | Feasible |
| Council lease | 0.00% | -£1,127 | £76,041 | -90.4% | Low | Feasible |
| Refurb & refinance | 7.12% | -£169 | £89,457 | -5.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£314 | £225,457 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £778/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £778
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
+£208/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 7.12% as-is
As-is Rent it out
Monthly profit-£21
Return before costs on price7.12%
Cash needed£61,898
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,898
Δ vs Rent it out Monthly profit+£208
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.
Comparables
sold within 0.5 miWide · CV 14.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£14,244
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,033
Exit costs
Projected sale price (5y · 2%/yr growth)£220,816
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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-£4,873
Rates as of Oct 2024
Acquisition costs
£76,041cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£8,541
Legal + survey£2,000
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£76,041
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
EweMove - EweMove Set on the top floor of an impressive Art Deco building, this beautifully presented one-bedroom apartment enjoys fabulous views across the south of Basingstoke. Offered with no onward chain, secure gated underground parking and an exceptionally long lease with 989 years remaining, it combines bright, modern accommodation with elegant communal surroundings.
Lilly Court makes a memorable first impression. The communal entrance features dark wall panelling, de…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
RG21 · same beds + typeMedian nearby: £1,050/mo · 20 of 20 already let-£137 vs our est
- Churchill Place, Churchill Way, Basin…Let1b£1,150/moMay 2026
- Fletcher Close, Basingstoke, RG21Let1b£975/moMay 2026
- Alencon Link, Basingstoke, RG21Let1b£1,285/moMay 2026
- Winchester Street, Basingstoke, RG21Let1b£950/moMay 2026
- Alencon Link, Basingstoke RG21Let1b£1,150/moMay 2026
- Wolverton Square, 15-16 London Street…Let1b£1,050/moMay 2026
- Churchill Way, Basingstoke RG21Let1b£1,175/moMay 2026
- London Street, Basingstoke RG21Let1b£975/moMay 2026
- Normandy House, Basingstoke RG21Let1b£1,150/moMay 2026
- Vantage House, Little Victoria Street…Let1b£1,050/moMay 2026
- Alencon Link, Basingstoke RG21Let1b£1,050/moMay 2026
- Skyline Plaza, Alencon Link, Basingst…Let1b£1,100/moMay 2026
- 2nd Floor, Churchill Place, Churchill…Let1b£1,000/moMay 2026
- Ground Floor, Churchill Place, Church…Let1b£1,200/moApr 2026
- Normandy House, Basingstoke RG21Let1b£1,150/moFeb 2026
- Millard Close, Basingstoke RG21Let1b£950/moNov 2025
- Victoria Street, Basingstoke RG21Let1b£1,000/moNov 2025
- Rubens Close, Basingstoke, Hampshire…Let1b£950/moNov 2025
- Alencon Link, Basingstoke RG21Let1b£900/moJul 2025
- Feathers Yard, Basingstoke, Hampshire…Let1b£975/moNov 2025
Listing metazoopla · EweMove Sales & Lettings - Basingstoke
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£169
Cash needed
£76K
Return after costs
-2.67%
IRR
-2.50%
Lilly Court, 21 Fullbrook Drive, Basingstoke, Hampshire RG21
flat · 1 bed · 1 bath · 521 sqft
£200,000
est £1,187 · 7.12% gross
Leasehold 989yrEPC C
Priced below market
1 / 32
39/100
Marginal
7.12% — verify the rent + comps locally.
Priced below market -13% vs 12 nearby sold (last 12 mo)
7.12% Return before costs — above-market
Price
£200K
13% below sold comps
Return before costs
7.12%
est rent £1,187/monot enough comparablesRange £1,049–£1,343/mo (Q1–Q3)
Bedrooms
1
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: £1,049–£1,343/mo · n=62
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£6,406–£11,957 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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
-£169
after mortgage, operating costs & tax
Rent in£1,187/mo gross
£1,141/mo collected · £46/mo lost to voids
Where it goes
£813Mortgage£498Costs
Outgoings exceed rent — you top up £169/mo
Mortgage£813
Costs£498
Management£119
Maintenance£67
Insurance£28
CapEx reserve£59
Voids + council tax£6
Service charge + ground rent£115
Ltd co. accounts£104
Tax—
Shortfall−£169
Returns
Return before costs on price7.12%
Cash return on cash-2.67%
Gross margin£643
Cash needed£76,041
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.40
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £778/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £778
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 | £14,244 | £5,980 | £9,750 | £0 | £0 | -£1,486 | -£1,486 |
| Year 2 | £14,671 | £6,159 | £9,750 | £0 | £0 | -£1,238 | -£2,723 |
| Year 3 | £15,111 | £6,344 | £9,750 | £0 | £0 | -£982 | -£3,706 |
| Year 4 | £15,565 | £6,534 | £9,750 | £0 | £0 | -£719 | -£4,425 |
| Year 5 | £16,032 | £6,730 | £9,750 | £0 | £0 | -£448 | -£4,873 |
Rent by the room upside
What we verified
6206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining989 yr
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
Service chargeReduces net yield£1,200/yr
Ground rentDoubling clauses kill mortgageability£180/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 14.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,873
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£8,541
Legal + survey£2,000
Mortgage + broker£4,000
Cash needed£76,041
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
EweMove - EweMove Set on the top floor of an impressive Art Deco building, this beautifully presented one-bedroom apartment enjoys fabulous views across the south of Basingstoke. Offered with no onward chain, secure gated underground parking and an exceptionally long lease with 989 years remaining, it combines bright, modern accommodation with elegant communal surroundings.
Lilly Court makes a memorable first impression. The communal entrance features dark wall panelling, de…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice