Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 10
8/ 100
Weak
5.84% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (103 yrs) — no short-lease drag
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£369/mo — significantly negative — real recurring drain
- -5.6% 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
−£369/mo
You top up £369/mo
Price
£200K
No local sold comps to compare
Return · IRR
-5.6%/yr
Loses money over 5 years
Cash to get in
£79K
Deposit + fees + refurb
Return before costs on price 5.84%5-yr return on cash -23%Rent est. £973 (£928–£1,020)
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: £928–£1,020/mo · n=20
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 (£8,387–£15,656 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
-£369
after mortgage, operating costs & tax
Rent in£973/mo gross
£936/mo collected · £37/mo lost to voids
Where it goes
£813Mortgage£492Costs
Outgoings exceed rent — you top up £369/mo
Mortgage£813
Costs£492
Management£97
Maintenance£67
Insurance£28
CapEx reserve£49
Voids + council tax£6
Service charge + ground rent£141
Ltd co. accounts£104
Tax—
Shortfall−£369
Returns
Return before costs on price5.84%
Cash return on cash-5.62%
Gross margin£444
Cash needed£78,683
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.15
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 | £11,676 | £5,899 | £9,750 | £0 | £0 | -£3,973 | -£3,973 |
| Year 2 | £12,026 | £6,076 | £9,750 | £0 | £0 | -£3,800 | -£7,774 |
| Year 3 | £12,387 | £6,259 | £9,750 | £0 | £0 | -£3,622 | -£11,395 |
| Year 4 | £12,759 | £6,446 | £9,750 | £0 | £0 | -£3,438 | -£14,833 |
| Year 5 | £13,141 | £6,640 | £9,750 | £0 | £0 | -£3,248 | -£18,081 |
Disposal gain (gross)-£9,387
CGT£0
Net Disposal proceeds£215,296
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold103 yr
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£250/yr
Service charge
Annual running cost
£1,484/yr
Extracted from listing description · verify with solicitor
Tenure & planning103 yr
Legal & planning
2 checks- TenureLeasehold
- 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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortBS31 2FN · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bristol · 8.4 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
1-bed · 1-bath · 538 sqft
£17k–£34k
£ per sqft
building cost only
£31–£62
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,766–£6,994
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,918–£11,298
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
Council lease wins — -£300/mo · £69/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.84% | -£369 | £78,683 | -23.0% | Low | Feasible |
| Housing-benefit rent | 5.39% | -£487 | £78,683 | -30.0% | Med | Feasible |
| ⭐ Council lease | 5.39% | -£300 | £78,683 | -20.4% | Low | Feasible |
| Refurb & refinance | 5.84% | -£369 | £93,156 | -19.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£340 | £229,156 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Bristol · cap £898/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bristol
- LHA monthly cap:
- £898
- Scheme type:
- leasing
- 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
+£382/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 5.84% as-is
As-is Rent it out
Monthly profit-£195
Return before costs on price5.84%
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+£382
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.
Planning approval likelihood
Likely approvable · 94% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 94% (349 decisions)
≈0.0% within 100 m vs 10% policy
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
Local HMO policy & concentration
≈0.0% within 100 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodCastle Primary SchoolPrimary · Academy sponsor led · BS31 2TS
- GoodSomerdale Educate Together Primary AcademyPrimary · Free schools · BS31 2FF
- GoodSt John's Church of England Primary SchoolPrimary · Academy converter · BS31 2NB
- GoodSt Keyna Primary SchoolPrimary · Community school · BS31 2JP
- GoodLift BroadlandsSecondary · Academy sponsor led · BS31 2DY
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£11,676
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,422
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-£18,081
Rates as of Oct 2024
Acquisition costs
£78,683cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£11,183
Legal + survey£2,000
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£78,683
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A modern and well-presented one bedroom ground floor apartment, offering open-plan living, allocated parking on Linnet Way in Keynsham.
The property features a light and airy open-plan kitchen, living and dining area, designed for contemporary living and perfect for both relaxing and entertaining. The modern kitchen is thoughtfully laid out with ample storage and workspace, flowing seamlessly into the living space, which benefits from excellent natural light.
The bedroom is…
Floor plans
Listing metazoopla · CJ Hole - Longwell Green
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£369
Cash needed
£79K
Return after costs
-5.62%
IRR
-5.62%
Linnet Way, Keynsham, Bristol BS31
flat · 1 bed · 1 bath · 538 sqft
£200,000
est £973 · 5.84% gross
Leasehold 103yrEPC B
1 / 10
8/100
Marginal
5.84% — verify the rent + comps locally.
5.84% Return before costs — around the area average for this property type.
Monthly profit −£369/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£200K
Return before costs
5.84%
est rent £973/monot enough comparablesRange £928–£1,020/mo (Q1–Q3)
Bedrooms
1
1 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: £928–£1,020/mo · n=20
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 (£8,387–£15,656 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
-£369
after mortgage, operating costs & tax
Rent in£973/mo gross
£936/mo collected · £37/mo lost to voids
Where it goes
£813Mortgage£492Costs
Outgoings exceed rent — you top up £369/mo
Mortgage£813
Costs£492
Management£97
Maintenance£67
Insurance£28
CapEx reserve£49
Voids + council tax£6
Service charge + ground rent£141
Ltd co. accounts£104
Tax—
Shortfall−£369
Returns
Return before costs on price5.84%
Cash return on cash-5.62%
Gross margin£444
Cash needed£78,683
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.15
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bristol · cap £898/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bristol
- LHA monthly cap:
- £898
- Scheme type:
- leasing
- 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 | £11,676 | £5,899 | £9,750 | £0 | £0 | -£3,973 | -£3,973 |
| Year 2 | £12,026 | £6,076 | £9,750 | £0 | £0 | -£3,800 | -£7,774 |
| Year 3 | £12,387 | £6,259 | £9,750 | £0 | £0 | -£3,622 | -£11,395 |
| Year 4 | £12,759 | £6,446 | £9,750 | £0 | £0 | -£3,438 | -£14,833 |
| Year 5 | £13,141 | £6,640 | £9,750 | £0 | £0 | -£3,248 | -£18,081 |
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 remaining103 yr
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£1,484/yr
Ground rentDoubling clauses kill mortgageability£200/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£1,950
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£18,081
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£11,183
Legal + survey£2,000
Mortgage + broker£4,000
Cash needed£78,683
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 modern and well-presented one bedroom ground floor apartment, offering open-plan living, allocated parking on Linnet Way in Keynsham.
The property features a light and airy open-plan kitchen, living and dining area, designed for contemporary living and perfect for both relaxing and entertaining. The modern kitchen is thoughtfully laid out with ample storage and workspace, flowing seamlessly into the living space, which benefits from excellent natural light.
The bedroom is…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice