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Year 5 disposal
BMV -5%
⊞ View all 16
8/ 100
Weak
5.00% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -5% vs 12 nearby sold (last 12 mo) — instant equity
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£395/mo — significantly negative — real recurring drain
- -4.4% 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
−£395/mo
You top up £395/mo
Price vs market
Below market value
-5% vs 12 sold · interior unseen
Return · IRR
-4.4%/yr
Loses money over 5 years
Cash left in
£102K
Stays in after refinancing at value
Price £300KCash to buy £113KReturn before costs on price 5.00%5-yr return on cash -15%Rent est. £1,249 (£1,218–£1,281)
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: £1,218–£1,281/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£395
after mortgage, operating costs & tax
Rent in£1,249/mo gross
£1,201/mo collected · £48/mo lost to voids
Where it goes
£1,219Mortgage£377Costs
Outgoings exceed rent — you top up £395/mo
Mortgage£1,219
Costs£377
Management£125
Maintenance£50
Insurance£28
CapEx reserve£62
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£395
Returns
Return before costs on price5.00%
Cash return on cash-4.18%
Gross margin£824
Cash needed£113,414
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.99
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 | £14,988 | £4,522 | £14,625 | £0 | £0 | -£4,159 | -£4,159 |
| Year 2 | £15,438 | £4,658 | £14,625 | £0 | £0 | -£3,845 | -£8,004 |
| Year 3 | £15,901 | £4,798 | £14,625 | £0 | £0 | -£3,522 | -£11,526 |
| Year 4 | £16,378 | £4,942 | £14,625 | £0 | £0 | -£3,189 | -£14,715 |
| Year 5 | £16,869 | £5,090 | £14,625 | £0 | £0 | -£2,846 | -£17,561 |
Disposal gain (gross)-£9,970
CGT£0
Net Disposal proceeds£322,944
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 profileMixed demand
Tenant profilelikely cohortMK11 1HZ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Oxford Brookes · 41.9 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 · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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
Council lease wins — -£339/mo · £55/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 | 5.00% | -£395 | £113,414 | -15.5% | Low | Feasible |
| Housing-benefit rent | 3.69% | -£721 | £113,414 | -32.5% | Med | Feasible |
| ⭐ Council lease | 5.00% | -£339 | £113,414 | -15.1% | Low | Feasible |
| Refurb & refinance | 5.00% | -£395 | £132,720 | -13.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £337,220 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Milton Keynes · cap £922/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Milton Keynes
- LHA monthly cap:
- £922
- Scheme type:
- other
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
+£202/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 5.00% as-is
As-is Rent it out
Monthly profit-£361
Return before costs on price5.00%
Cash needed£86,898
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,898
Δ vs Rent it out Monthly profit+£202
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 34% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 31% (49 decisions)
≈0.0% within 50 m vs 35% policy
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- 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 miWide · CV 50.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Article 4 Direction relating to Houses in Multiple Occupation (HIMO) - Immediate direction
≈0.0% within 50 m vs 35% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- OutstandingRussell Street SchoolPrimary · Community school · MK11 1BT
- GoodSt Mary and St Giles Church of England SchoolPrimary · Academy sponsor led · MK11 1EF
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£14,988
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,736
Exit costs
Projected sale price (5y · 2%/yr growth)£331,224
Capital gain (pre-CGT)£31,224
Sale costs (~2.5%)£8,281
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-£17,561
Rates as of Oct 2024
Acquisition costs
£113,414cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£10,764
Legal + survey£2,150
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£113,414
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Open House Event by scheduled appointment - 10/10/2026 10AM
Offered to the market with no upper chain and vacant possession, this well-presented two-bedroom home is ideally situated on the popular Horn Lane, just a short walk from the vibrant High Street and excellent local amenities that Stony Stratford has to offer.
The accommodation is arranged over two floors and comprises an entrance hall, a fitted kitchen and a bright, spacious living room measuring over 13ft in lengt…
Floor plans
Listing metazoopla · Taylors - Stony Stratford
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£395
Cash needed
£113K
Return after costs
-4.18%
IRR
-4.37%
Horn Lane, Stony Stratford, Milton Keynes MK11
terraced · 2 bed · 1 bath
£300,000
est £1,249 · 5.00% gross
Chain freeEPC C
Priced below market
1 / 16
8/100
Marginal
5.00% — verify the rent + comps locally.
Priced below market -5% vs 12 nearby sold (last 12 mo)
Chain free
Price
£300K
5% below sold comps
Return before costs
5.00%
est rent £1,249/monot enough comparablesRange £1,218–£1,281/mo (Q1–Q3)
Bedrooms
2
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: £1,218–£1,281/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£395
after mortgage, operating costs & tax
Rent in£1,249/mo gross
£1,201/mo collected · £48/mo lost to voids
Where it goes
£1,219Mortgage£377Costs
Outgoings exceed rent — you top up £395/mo
Mortgage£1,219
Costs£377
Management£125
Maintenance£50
Insurance£28
CapEx reserve£62
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£395
Returns
Return before costs on price5.00%
Cash return on cash-4.18%
Gross margin£824
Cash needed£113,414
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.99
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Milton Keynes · cap £922/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Milton Keynes
- LHA monthly cap:
- £922
- Scheme type:
- other
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £14,988 | £4,522 | £14,625 | £0 | £0 | -£4,159 | -£4,159 |
| Year 2 | £15,438 | £4,658 | £14,625 | £0 | £0 | -£3,845 | -£8,004 |
| Year 3 | £15,901 | £4,798 | £14,625 | £0 | £0 | -£3,522 | -£11,526 |
| Year 4 | £16,378 | £4,942 | £14,625 | £0 | £0 | -£3,189 | -£14,715 |
| Year 5 | £16,869 | £5,090 | £14,625 | £0 | £0 | -£2,846 | -£17,561 |
Rent by the room upside
What we verified
4206
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▾
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 50.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,925
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£17,561
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£10,764
Legal + survey£2,150
Mortgage + broker£5,500
Cash needed£113,414
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
Open House Event by scheduled appointment - 10/10/2026 10AM
Offered to the market with no upper chain and vacant possession, this well-presented two-bedroom home is ideally situated on the popular Horn Lane, just a short walk from the vibrant High Street and excellent local amenities that Stony Stratford has to offer.
The accommodation is arranged over two floors and comprises an entrance hall, a fitted kitchen and a bright, spacious living room measuring over 13ft in lengt…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice