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Year 5 disposal
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0/ 100
Weak
3.76% 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)
- 3.76% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£808/mo — heavily negative — needs monthly capital injection
- -7.8% 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
−£808/mo
You top up £808/mo
Price
£400K
Around comparable sold prices
Return · IRR
-7.8%/yr
Loses money over 5 years
Cash to get in
£141K
Deposit + fees + refurb
Return before costs on price 3.76%5-yr return on cash -30%Rent est. £1,255 (£1,138–£1,384)
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: £1,138–£1,384/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£808
after mortgage, operating costs & tax
Rent in£1,255/mo gross
£1,207/mo collected · £48/mo lost to voids
Where it goes
£1,625Mortgage£390Costs
Outgoings exceed rent — you top up £808/mo
Mortgage£1,625
Costs£390
Management£126
Maintenance£50
Insurance£40
CapEx reserve£63
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£808
Returns
Return before costs on price3.77%
Cash return on cash-6.90%
Gross margin£817
Cash needed£140,500
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.74
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 | £15,060 | £4,677 | £19,500 | £0 | £0 | -£9,117 | -£9,117 |
| Year 2 | £15,512 | £4,817 | £19,500 | £0 | £0 | -£8,806 | -£17,923 |
| Year 3 | £15,977 | £4,962 | £19,500 | £0 | £0 | -£8,485 | -£26,407 |
| Year 4 | £16,456 | £5,111 | £19,500 | £0 | £0 | -£8,154 | -£34,561 |
| Year 5 | £16,950 | £5,264 | £19,500 | £0 | £0 | -£7,814 | -£42,375 |
Disposal gain (gross)-£2,908
CGT£0
Net Disposal proceeds£430,592
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 cohortGL52 3AU · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Oxford · 57 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 · 650 sqft
£22k–£44k
£ per sqft
building cost only
£34–£68
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£4,550–£8,450
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,150–£13,650
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 — -£808/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 | 3.77% | -£808 | £140,500 | -30.2% | Low | Feasible |
| Housing-benefit rent | 2.39% | -£1,233 | £140,500 | -48.8% | Med | Feasible |
| Council lease | 0.00% | -£1,819 | £140,500 | -78.2% | Low | Feasible |
| Refurb & refinance | 3.77% | -£808 | £161,040 | -26.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£194 | £434,040 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Cheltenham · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £798
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
+£197/mo cash flow vs Rent it out if converted to Rent by the room
7.20% Return before costs on price converted vs 3.77% as-is
As-is Rent it out
Monthly profit-£747
Return before costs on price3.77%
Cash needed£111,898
If converted to Rent by the room
Monthly profit-£550
Return before costs on price7.20%
Cash needed£127,898
Δ vs Rent it out Monthly profit+£197
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
£48,000
Range: £40,800 – £57,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£47,790–£90,830full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£2,600–£5,200
- Replumb£1,950–£4,550
- Windows£6,500–£12,350
- Paint + decor£5,850–£10,400
- Flooring£8,450–£15,600
Comparables
sold within 0.5 miWide · CV 44.6%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 ratedPittville SchoolSecondary · Foundation school · GL52 3JD
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£15,060
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£9,696
Exit costs
Projected sale price (5y · 2%/yr growth)£441,632
Capital gain (pre-CGT)£41,632
Sale costs (~2.5%)£11,041
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-£42,375
Rates as of Oct 2024
Acquisition costs
£140,500cash neededPurchase price£400,000
Deposit (25%)£100,000
Stamp duty+5% additional-property surcharge£30,000
Refurb£1,350
Legal + survey£2,150
Mortgage fees£7,000
Total cash neededdeposit + costs (loan covers the rest)£140,500
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Recently renovated throughout within the last 12 months, this attractive two-bedroom cottage combines characterful interiors with thoughtfully updated kitchens and bathrooms. Decorative beams, feature fireplaces and timber ceilings give the home a welcoming feel, while the layout includes a sociable sitting/dining room, a separate kitchen, a ground-floor shower room and an en-suite bathroom. Positioned on Prestbury High Street, the property also benefits from two off-street p…
Floor plans
Listing metazoopla · Cook Residential
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£808
Cash needed
£141K
Return after costs
-6.90%
IRR
-7.80%
High Street, Prestbury GL52
terraced · 2 bed · 2 bath · 650 sqft
£400,000
est £1,255 · 3.76% gross
EPC D
1 / 14
0/100
Marginal
3.76% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£400K
at sold-comp median
Return before costs
3.76%
est rent £1,255/monot enough comparablesRange £1,138–£1,384/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: £1,138–£1,384/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£808
after mortgage, operating costs & tax
Rent in£1,255/mo gross
£1,207/mo collected · £48/mo lost to voids
Where it goes
£1,625Mortgage£390Costs
Outgoings exceed rent — you top up £808/mo
Mortgage£1,625
Costs£390
Management£126
Maintenance£50
Insurance£40
CapEx reserve£63
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£808
Returns
Return before costs on price3.77%
Cash return on cash-6.90%
Gross margin£817
Cash needed£140,500
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.74
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Cheltenham · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £798
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 | £15,060 | £4,677 | £19,500 | £0 | £0 | -£9,117 | -£9,117 |
| Year 2 | £15,512 | £4,817 | £19,500 | £0 | £0 | -£8,806 | -£17,923 |
| Year 3 | £15,977 | £4,962 | £19,500 | £0 | £0 | -£8,485 | -£26,407 |
| Year 4 | £16,456 | £5,111 | £19,500 | £0 | £0 | -£8,154 | -£34,561 |
| Year 5 | £16,950 | £5,264 | £19,500 | £0 | £0 | -£7,814 | -£42,375 |
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 44.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,900
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£42,375
Acquisition costs
25% deposit£100,000
Stamp duty£30,000
Refurb£1,350
Legal + survey£2,150
Mortgage + broker£7,000
Cash needed£140,500
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
Recently renovated throughout within the last 12 months, this attractive two-bedroom cottage combines characterful interiors with thoughtfully updated kitchens and bathrooms. Decorative beams, feature fireplaces and timber ceilings give the home a welcoming feel, while the layout includes a sociable sitting/dining room, a separate kitchen, a ground-floor shower room and an en-suite bathroom. Positioned on Prestbury High Street, the property also benefits from two off-street p…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice