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Year 5 disposal
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0/ 100
Weak
3.63% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 3.63% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£904/mo — heavily negative — needs monthly capital injection
- -9.5% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£904/mo
You top up £904/mo
Price vs market
Above comparable sales
+46% vs 12 sold
Return · IRR
-9.5%/yr
Loses money over 5 years
Cash to get in
£123K
Deposit + fees + refurb
Price £325KReturn before costs on price 3.63%5-yr return on cash -41%Rent est. £984 (£853–£1,135)
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: £853–£1,135/mo · n=41
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£904
after mortgage, operating costs & tax
Rent in£984/mo gross
£946/mo collected · £38/mo lost to voids
Where it goes
£1,320Mortgage£529Costs
Outgoings exceed rent — you top up £904/mo
Mortgage£1,320
Costs£529
Management£98
Maintenance£67
Insurance£28
CapEx reserve£49
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£904
Returns
Return before costs on price3.63%
Cash return on cash-8.82%
Gross margin£417
Cash needed£122,914
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.72
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 | £11,808 | £6,353 | £15,844 | £0 | £0 | -£10,388 | -£10,388 |
| Year 2 | £12,162 | £6,543 | £15,844 | £0 | £0 | -£10,225 | -£20,613 |
| Year 3 | £12,527 | £6,740 | £15,844 | £0 | £0 | -£10,056 | -£30,669 |
| Year 4 | £12,903 | £6,942 | £15,844 | £0 | £0 | -£9,883 | -£40,552 |
| Year 5 | £13,290 | £7,150 | £15,844 | £0 | £0 | -£9,704 | -£50,256 |
Disposal gain (gross)-£10,933
CGT£0
Net Disposal proceeds£349,856
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
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 cohortTQ2 6JE · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Exeter · 30.4 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
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
Rent it out wins — -£904/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 | 3.63% | -£904 | £122,914 | -40.9% | Low | Feasible |
| Housing-benefit rent | 2.48% | -£1,203 | £122,914 | -55.7% | Med | Feasible |
| Council lease | 2.48% | -£1,055 | £122,914 | -50.7% | Low | Feasible |
| Refurb & refinance | 3.63% | -£904 | £143,470 | -35.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £365,095 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA South Devon · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- South Devon
- LHA monthly cap:
- £673
- Scheme type:
- other
- 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
+£417/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 3.63% as-is
As-is Rent it out
Monthly profit-£674
Return before costs on price3.63%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit+£417
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
£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 32.0%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
- GoodOur Lady of the Angels Catholic Primary SchoolPrimary · Academy converter · TQ2 6DB
- Not ratedCockington Primary SchoolPrimary · Academy converter · TQ2 6AP
- Not ratedPreston Primary SchoolPrimary · Academy sponsor led · TQ2 6UY
- Not ratedSherwell Valley Primary SchoolPrimary · Community school · TQ2 6ES
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£11,808
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£10,843
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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-£50,256
Rates as of Oct 2024
Acquisition costs
£122,914cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+5% additional-property surcharge£22,500
Refurb£10,764
Legal + survey£2,525
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£122,914
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Description
A spacious two bedroom maisonette offering well-proportioned accommodation, a private garden and garage.
The property is accessed via a private entrance, leading into a welcoming entrance porch and hallway, with stairs rising to the main accommodation.
The spacious lounge features a bay window and attractive feature fireplace, creating a bright and inviting living space, and opens through into a separate dining room.
The modern kitchen is well equipped with a…
Floor plans
Nearby active comparables3 rentals
Comparable rentals
TQ2 · same beds + typeMedian nearby: £850/mo · 3 of 3 already let-£134 vs our est
- Abbey Road, Torquay TQ2Let2b£860/moMay 2026
- Laburnum Street, Torquay, TQ2Let2b£795/moMay 2026
- Innerbrook Road, Torquay, TQ2 6AGLet2b£850/moMay 2026
Other deals nearby
TQ2 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · iMove Estate Agents
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£904
Cash needed
£123K
Return after costs
-8.82%
IRR
-9.54%
Fairstead, Greenway Road, Chelston, Torquay TQ2
flat · 2 bed · 1 bath
£325,000
est £984 · 3.63% gross
EPC D
1 / 18
0/100
Marginal
3.63% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£325K
46% above sold comps
Return before costs
3.63%
est rent £984/monot enough comparablesRange £853–£1,135/mo (Q1–Q3)
Bedrooms
2
1 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: £853–£1,135/mo · n=41
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£904
after mortgage, operating costs & tax
Rent in£984/mo gross
£946/mo collected · £38/mo lost to voids
Where it goes
£1,320Mortgage£529Costs
Outgoings exceed rent — you top up £904/mo
Mortgage£1,320
Costs£529
Management£98
Maintenance£67
Insurance£28
CapEx reserve£49
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£904
Returns
Return before costs on price3.63%
Cash return on cash-8.82%
Gross margin£417
Cash needed£122,914
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.72
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA South Devon · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- South Devon
- LHA monthly cap:
- £673
- Scheme type:
- other
- 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 | £11,808 | £6,353 | £15,844 | £0 | £0 | -£10,388 | -£10,388 |
| Year 2 | £12,162 | £6,543 | £15,844 | £0 | £0 | -£10,225 | -£20,613 |
| Year 3 | £12,527 | £6,740 | £15,844 | £0 | £0 | -£10,056 | -£30,669 |
| Year 4 | £12,903 | £6,942 | £15,844 | £0 | £0 | -£9,883 | -£40,552 |
| Year 5 | £13,290 | £7,150 | £15,844 | £0 | £0 | -£9,704 | -£50,256 |
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 32.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,169
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£50,256
Acquisition costs
25% deposit£81,250
Stamp duty£22,500
Refurb£10,764
Legal + survey£2,525
Mortgage + broker£5,875
Cash needed£122,914
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
Description
A spacious two bedroom maisonette offering well-proportioned accommodation, a private garden and garage.
The property is accessed via a private entrance, leading into a welcoming entrance porch and hallway, with stairs rising to the main accommodation.
The spacious lounge features a bay window and attractive feature fireplace, creating a bright and inviting living space, and opens through into a separate dining room.
The modern kitchen is well equipped with a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice