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Year 5 disposal
BMV -13%
⊞ View all 27
14/ 100
Weak
5.57% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -13% 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 −£279/mo — significantly negative — real recurring drain
- -3.4% 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
−£279/mo
You top up £279/mo
Price vs market
Below market value
-13% vs 12 sold · interior unseen
Return · IRR
-3.4%/yr
Loses money over 5 years
Cash left in
£66K
Stays in after refinancing at value
Price £245KCash to buy £94KReturn before costs on price 5.57%5-yr return on cash -12%Rent est. £1,137 (£990–£1,306)
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: £990–£1,306/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £61,250
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 (£8,819–£16,461 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £183,750 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
-£279
after mortgage, operating costs & tax
Rent in£1,137/mo gross
£1,093/mo collected · £44/mo lost to voids
Where it goes
£995Mortgage£377Costs
Outgoings exceed rent — you top up £279/mo
Mortgage£995
Costs£377
Management£114
Maintenance£67
Insurance£28
CapEx reserve£57
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£279
Returns
Return before costs on price5.57%
Cash return on cash-3.57%
Gross margin£716
Cash needed£94,033
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.10
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 | £13,644 | £4,528 | £11,944 | £0 | £0 | -£2,828 | -£2,828 |
| Year 2 | £14,053 | £4,664 | £11,944 | £0 | £0 | -£2,554 | -£5,382 |
| Year 3 | £14,475 | £4,804 | £11,944 | £0 | £0 | -£2,273 | -£7,655 |
| Year 4 | £14,909 | £4,948 | £11,944 | £0 | £0 | -£1,983 | -£9,637 |
| Year 5 | £15,356 | £5,096 | £11,944 | £0 | £0 | -£1,684 | -£11,321 |
Disposal gain (gross)-£9,371
CGT£0
Net Disposal proceeds£263,737
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 cohortTQ2 7RG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Exeter · 28.9 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 · 780 sqft
£21k–£42k
£ per sqft
building cost only
£27–£54
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,460–£10,140
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,580–£16,380
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 — -£279/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 | 5.57% | -£279 | £94,033 | -12.0% | Low | Feasible |
| Housing-benefit rent | 3.30% | -£703 | £94,033 | -40.2% | Med | Feasible |
| Council lease | 3.30% | -£555 | £94,033 | -33.7% | Low | Feasible |
| Refurb & refinance | 5.57% | -£279 | £110,986 | -10.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £277,811 | 5% | 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
+£282/mo cash flow vs Rent it out if converted to Rent by the room
11.76% Return before costs on price converted vs 5.57% as-is
As-is Rent it out
Monthly profit-£237
Return before costs on price5.57%
Cash needed£73,148
If converted to Rent by the room
Monthly profit+£45
Return before costs on price11.76%
Cash needed£89,148
Δ vs Rent it out Monthly profit+£282
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
£41,640–£78,430full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,120–£5,460
- Replumb£2,340–£4,680
- Windows£7,800–£14,040
- Paint + decor£5,460–£10,140
- Flooring£8,580–£16,380
Comparables
sold within 0.5 miWide · CV 28.6%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
- OutstandingTorquay Girls' Grammar SchoolSecondary · Academy converter · TQ2 7DY
- GoodTorquay Boys' Grammar SchoolSecondary · Academy converter · TQ2 7EL
- Not ratedShiphay Learning AcademyPrimary · Academy converter · TQ2 7NF
- Not ratedTorquay AcademySecondary · Academy sponsor led · TQ2 7NU
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£13,644
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,353
Exit costs
Projected sale price (5y · 2%/yr growth)£270,500
Capital gain (pre-CGT)£25,500
Sale costs (~2.5%)£6,763
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-£11,321
Rates as of Oct 2024
Acquisition costs
£94,033cash neededPurchase price£245,000
Deposit (25%)£61,250
Stamp duty+5% additional-property surcharge£14,650
Refurb£11,758
Legal + survey£1,700
Mortgage fees£4,675
Total cash neededdeposit + costs (loan covers the rest)£94,033
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This very well presented two-bedroom semi-detached townhouse offers bright, modern living in a highly desirable residential area, making it an ideal choice for first time buyers or investors. The property is thoughtfully designed and finished to a high standard throughout, and with double glazing and gas central heating, this home ensures comfort and energy efficiency year-round. A virtual walk-through is available for your convenience, and viewing is highly recommended to fu…
Floor plans
Listing metazoopla · Coast & Country
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£279
Cash needed
£94K
Return after costs
-3.57%
IRR
-3.39%
Exe Hill, Torquay TQ2
semi_detached · 2 bed · 1 bath · 780 sqft
£245,000
est £1,137 · 5.57% gross
EPC D
Priced below market
1 / 27
14/100
Marginal
5.57% — verify the rent + comps locally.
Priced below market -13% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£245K
13% below sold comps
Return before costs
5.57%
est rent £1,137/monot enough comparablesRange £990–£1,306/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: £990–£1,306/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £61,250
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 (£8,819–£16,461 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £183,750 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
-£279
after mortgage, operating costs & tax
Rent in£1,137/mo gross
£1,093/mo collected · £44/mo lost to voids
Where it goes
£995Mortgage£377Costs
Outgoings exceed rent — you top up £279/mo
Mortgage£995
Costs£377
Management£114
Maintenance£67
Insurance£28
CapEx reserve£57
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£279
Returns
Return before costs on price5.57%
Cash return on cash-3.57%
Gross margin£716
Cash needed£94,033
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.10
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 | £13,644 | £4,528 | £11,944 | £0 | £0 | -£2,828 | -£2,828 |
| Year 2 | £14,053 | £4,664 | £11,944 | £0 | £0 | -£2,554 | -£5,382 |
| Year 3 | £14,475 | £4,804 | £11,944 | £0 | £0 | -£2,273 | -£7,655 |
| Year 4 | £14,909 | £4,948 | £11,944 | £0 | £0 | -£1,983 | -£9,637 |
| Year 5 | £15,356 | £5,096 | £11,944 | £0 | £0 | -£1,684 | -£11,321 |
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 28.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,389
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£11,321
Acquisition costs
25% deposit£61,250
Stamp duty£14,650
Refurb£11,758
Legal + survey£1,700
Mortgage + broker£4,675
Cash needed£94,033
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
This very well presented two-bedroom semi-detached townhouse offers bright, modern living in a highly desirable residential area, making it an ideal choice for first time buyers or investors. The property is thoughtfully designed and finished to a high standard throughout, and with double glazing and gas central heating, this home ensures comfort and energy efficiency year-round. A virtual walk-through is available for your convenience, and viewing is highly recommended to fu…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice