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Year 5 disposal
BMV -19%
⊞ View all 18
11/ 100
Weak
5.28% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -19% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£329/mo — significantly negative — real recurring drain
- -4.1% 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
−£329/mo
You top up £329/mo
Price vs market
Below market value
-19% vs 12 sold · interior unseen
Return · IRR
-4.1%/yr
Loses money over 5 years
Cash left in
£52K
Stays in after refinancing at value
Price £250KCash to buy £95KReturn before costs on price 5.28%5-yr return on cash -15%Rent est. £1,100 (£1,018–£1,189)
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: £1,018–£1,189/mo · n=100
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£7,859–£14,669 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £187,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£329
after mortgage, operating costs & tax
Rent in£1,100/mo gross
£1,058/mo collected · £42/mo lost to voids
Where it goes
£1,016Mortgage£371Costs
Outgoings exceed rent — you top up £329/mo
Mortgage£1,016
Costs£371
Management£110
Maintenance£67
Insurance£28
CapEx reserve£55
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£329
Returns
Return before costs on price5.28%
Cash return on cash-4.16%
Gross margin£687
Cash needed£94,878
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.04
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 | £13,200 | £4,450 | £12,188 | £0 | £0 | -£3,437 | -£3,437 |
| Year 2 | £13,596 | £4,584 | £12,188 | £0 | £0 | -£3,175 | -£6,612 |
| Year 3 | £14,004 | £4,721 | £12,188 | £0 | £0 | -£2,905 | -£9,517 |
| Year 4 | £14,424 | £4,863 | £12,188 | £0 | £0 | -£2,626 | -£12,143 |
| Year 5 | £14,857 | £5,009 | £12,188 | £0 | £0 | -£2,339 | -£14,483 |
Disposal gain (gross)-£8,508
CGT£0
Net Disposal proceeds£269,120
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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
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 cohortMK41 6DW · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 42 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 · 677 sqft
£23k–£45k
£ per sqft
building cost only
£33–£66
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£4,739–£8,801
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,447–£14,217
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 — -£329/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 | 5.28% | -£329 | £94,878 | -15.3% | Low | Feasible |
| Housing-benefit rent | 3.95% | -£608 | £94,878 | -32.6% | Med | Feasible |
| Council lease | 3.95% | -£515 | £94,878 | -30.6% | Low | Feasible |
| Refurb & refinance | 5.28% | -£329 | £111,569 | -13.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £281,819 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Bedford · cap £823/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bedford
- LHA monthly cap:
- £823
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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
+£316/mo cash flow vs Rent it out if converted to Rent by the room
11.52% Return before costs on price converted vs 5.28% as-is
As-is Rent it out
Monthly profit-£287
Return before costs on price5.28%
Cash needed£74,398
If converted to Rent by the room
Monthly profit+£29
Return before costs on price11.52%
Cash needed£90,398
Δ vs Rent it out Monthly profit+£316
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
£43,735–£82,185full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£2,708–£4,739
- Replumb£2,031–£4,062
- Windows£6,770–£12,186
- Paint + decor£4,739–£8,801
- Flooring£7,447–£14,217
Comparables
sold within 0.5 miWide · CV 15.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedUrsula Taylor Church of England SchoolPrimary · Academy converter · MK41 6EG
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£13,200
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,945
Exit costs
Projected sale price (5y · 2%/yr growth)£276,020
Capital gain (pre-CGT)£26,020
Sale costs (~2.5%)£6,901
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-£14,483
Rates as of Oct 2024
Acquisition costs
£94,878cash neededPurchase price£250,000
Deposit (25%)£62,500
Stamp duty+5% additional-property surcharge£15,000
Refurb£10,478
Legal + survey£2,150
Mortgage fees£4,750
Total cash neededdeposit + costs (loan covers the rest)£94,878
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Situated in the popular village of Clapham, this attractive two-bedroom semi-detached cottage offers well-proportioned accommodation arranged over two floors, together with a good-sized rear garden and the valuable benefit of gated parking to the rear, accessed via a right of way. The property is offered for sale with no onward chain.
The ground floor provides a welcoming lounge, with ample space for both seating and dining, featuring an attractive open fireplace which creat…
Floor plans
Listing metazoopla · Lane & Holmes
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£329
Cash needed
£95K
Return after costs
-4.16%
IRR
-4.12%
The Warren, Clapham, Bedford MK41
semi_detached · 2 bed · 2 bath · 677 sqft
£250,000
est £1,100 · 5.28% gross
EPC D
Priced below market
1 / 18
11/100
Marginal
5.28% — verify the rent + comps locally.
Priced below market -19% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£250K
19% below sold comps
Return before costs
5.28%
est rent £1,100/monot enough comparablesRange £1,018–£1,189/mo (Q1–Q3)
Bedrooms
2
2 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: £1,018–£1,189/mo · n=100
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£7,859–£14,669 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £187,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£329
after mortgage, operating costs & tax
Rent in£1,100/mo gross
£1,058/mo collected · £42/mo lost to voids
Where it goes
£1,016Mortgage£371Costs
Outgoings exceed rent — you top up £329/mo
Mortgage£1,016
Costs£371
Management£110
Maintenance£67
Insurance£28
CapEx reserve£55
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£329
Returns
Return before costs on price5.28%
Cash return on cash-4.16%
Gross margin£687
Cash needed£94,878
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.04
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bedford · cap £823/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bedford
- LHA monthly cap:
- £823
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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 | £13,200 | £4,450 | £12,188 | £0 | £0 | -£3,437 | -£3,437 |
| Year 2 | £13,596 | £4,584 | £12,188 | £0 | £0 | -£3,175 | -£6,612 |
| Year 3 | £14,004 | £4,721 | £12,188 | £0 | £0 | -£2,905 | -£9,517 |
| Year 4 | £14,424 | £4,863 | £12,188 | £0 | £0 | -£2,626 | -£12,143 |
| Year 5 | £14,857 | £5,009 | £12,188 | £0 | £0 | -£2,339 | -£14,483 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
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
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 15.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,438
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£14,483
Acquisition costs
25% deposit£62,500
Stamp duty£15,000
Refurb£10,478
Legal + survey£2,150
Mortgage + broker£4,750
Cash needed£94,878
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
Situated in the popular village of Clapham, this attractive two-bedroom semi-detached cottage offers well-proportioned accommodation arranged over two floors, together with a good-sized rear garden and the valuable benefit of gated parking to the rear, accessed via a right of way. The property is offered for sale with no onward chain.
The ground floor provides a welcoming lounge, with ample space for both seating and dining, featuring an attractive open fireplace which creat…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice