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Year 5 disposal
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29/ 100
Weak
6.86% 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)
- Monthly profit −£182/mo — mildly negative — equity build may cover
- -2.1% 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
−£182/mo
You top up £182/mo
Price vs market
Above comparable sales
+24% vs 12 sold
Return · IRR
-2.1%/yr
Loses money over 5 years
Cash to get in
£99K
Deposit + fees + refurb
Price £260KReturn before costs on price 6.86%5-yr return on cash -4%Rent est. £1,486 (£1,446–£1,527)
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: £1,446–£1,527/mo · n=123
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £195,000 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
-£182
after mortgage, operating costs & tax
Rent in£1,486/mo gross
£1,429/mo collected · £57/mo lost to voids
Where it goes
£1,056Mortgage£555Costs
Outgoings exceed rent — you top up £182/mo
Mortgage£1,056
Costs£555
Management£149
Maintenance£67
Insurance£28
CapEx reserve£74
Voids + council tax£7
Service charge + ground rent£125
Ltd co. accounts£104
Tax—
Shortfall−£182
Returns
Return before costs on price6.86%
Cash return on cash-2.20%
Gross margin£874
Cash needed£99,189
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.35
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 | £17,832 | £6,654 | £12,675 | £0 | £0 | -£1,497 | -£1,497 |
| Year 2 | £18,367 | £6,854 | £12,675 | £0 | £0 | -£1,162 | -£2,659 |
| Year 3 | £18,918 | £7,060 | £12,675 | £0 | £0 | -£817 | -£3,476 |
| Year 4 | £19,486 | £7,271 | £12,675 | £0 | £0 | -£461 | -£3,937 |
| Year 5 | £20,070 | £7,489 | £12,675 | £0 | £0 | -£94 | -£4,031 |
Disposal gain (gross)-£9,405
CGT£0
Net Disposal proceeds£279,884
What we verified
What we verified
24052 ok · 4 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 cohortRH10 1GW · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Sussex · 28.6 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 — -£182/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 | 6.86% | -£182 | £99,189 | -4.1% | Low | Feasible |
| Housing-benefit rent | 5.06% | -£569 | £99,189 | -27.2% | Med | Feasible |
| Council lease | 5.06% | -£448 | £99,189 | -24.8% | Low | Feasible |
| Refurb & refinance | 6.86% | -£182 | £116,495 | -3.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£324 | £293,595 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Crawley & Reigate · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Crawley & Reigate
- LHA monthly cap:
- £1,097
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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
+£10/mo cash flow vs Rent it out if converted to Rent by the room
11.08% Return before costs on price converted vs 6.86% as-is
As-is Rent it out
Monthly profit-£13
Return before costs on price6.86%
Cash needed£76,898
If converted to Rent by the room
Monthly profit-£3
Return before costs on price11.08%
Cash needed£92,898
Δ vs Rent it out Monthly profit+£10
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 28.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingHazelwick SchoolSecondary · Academy converter · RH10 1SX
- Requires improvementThree Bridges Primary SchoolPrimary · Community school · RH10 1QG
- Not ratedSerenity School CrawleyNot applicable · Other independent special school · RH10 1QQ
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£17,832
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,183
Exit costs
Projected sale price (5y · 2%/yr growth)£287,061
Capital gain (pre-CGT)£27,061
Sale costs (~2.5%)£7,177
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-£4,031
Rates as of Oct 2024
Acquisition costs
£99,189cash neededPurchase price£260,000
Deposit (25%)£65,000
Stamp duty+5% additional-property surcharge£16,000
Refurb£10,764
Legal + survey£2,525
Mortgage fees£4,900
Total cash neededdeposit + costs (loan covers the rest)£99,189
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary Fox and Sons are pleased to present this modern and well-presented upper floor two-bedroom apartment to the market. The apartment offers spacious open-plan living, a substantial private wraparound balcony, Two allocated parking spaces, conveniently located for local amenities and transport links.
Description Fox and Sons welcomes this impressive upper floor two-bedroom apartment situated within a modern development which offers stylish and contemporary living through…
Floor plans
Nearby active comparables16 rentals
Comparable rentals
RH10 · same beds + typeMedian nearby: £1,463/mo · 16 of 16 already let-£23 vs our est
- Walker Road, Maidenbower, CRAWLEYLet2b£1,400/moMay 2026
- Commonwealth Drive, Crawley RH10Let2b£1,475/moMay 2026
- Grayrigg Road, Maidenbower RH10Let2b£1,550/moMay 2026
- Commonwealth Drive, Crawley RH10Let2b£1,450/moMay 2026
- Goddard Close, Maidenbower RH10Let2b£1,450/moNov 2025
- St Georges Court, West Green, Crawley…Let2b£1,365/moNov 2025
- Commonwealth Drive, Nokes Court RH10Let2b£1,450/moNov 2025
- Beverley Mews, Crawley RH10Let2b£1,375/moJun 2025
- Dakin Close, Maidenbower RH10Let2b£1,450/moJun 2025
- Woolf House, Somerley Drive, Crawley…Let2b£1,450/moJun 2025
- Trafalgar Gardens, Three Bridges RH10Let2b£1,500/moJun 2025
- The Broadway, Crawley RH10Let2b£1,500/moJun 2025
- The Pines, Worth Corner RH10Let2b£1,995/moJun 2025
- Lyon Close, Maidenbower, Crawley RH10Let2b£1,495/moJun 2025
- Delfont Close RH10Let2b£1,525/moJun 2025
- London Road, Crawley RH10Let2b£1,900/moJun 2025
Other deals nearby
RH10 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Fox & Sons - Crawley
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£182
Cash needed
£99K
Return after costs
-2.20%
IRR
-2.12%
Russell Way, Crawley RH10
flat · 2 bed · 1 bath
£260,000
est £1,486 · 6.86% gross
EPC D
1 / 19
29/100
Marginal
6.86% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£260K
24% above sold comps
Return before costs
6.86%
est rent £1,486/monot enough comparablesRange £1,446–£1,527/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: £1,446–£1,527/mo · n=123
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £195,000 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
-£182
after mortgage, operating costs & tax
Rent in£1,486/mo gross
£1,429/mo collected · £57/mo lost to voids
Where it goes
£1,056Mortgage£555Costs
Outgoings exceed rent — you top up £182/mo
Mortgage£1,056
Costs£555
Management£149
Maintenance£67
Insurance£28
CapEx reserve£74
Voids + council tax£7
Service charge + ground rent£125
Ltd co. accounts£104
Tax—
Shortfall−£182
Returns
Return before costs on price6.86%
Cash return on cash-2.20%
Gross margin£874
Cash needed£99,189
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.35
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Crawley & Reigate · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Crawley & Reigate
- LHA monthly cap:
- £1,097
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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 | £17,832 | £6,654 | £12,675 | £0 | £0 | -£1,497 | -£1,497 |
| Year 2 | £18,367 | £6,854 | £12,675 | £0 | £0 | -£1,162 | -£2,659 |
| Year 3 | £18,918 | £7,060 | £12,675 | £0 | £0 | -£817 | -£3,476 |
| Year 4 | £19,486 | £7,271 | £12,675 | £0 | £0 | -£461 | -£3,937 |
| Year 5 | £20,070 | £7,489 | £12,675 | £0 | £0 | -£94 | -£4,031 |
Rent by the room upside
What we verified
4406
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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
Service chargeReduces net yield£1,250/yr
Ground rentDoubling clauses kill mortgageability£250/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 miWide · CV 28.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,535
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,031
Acquisition costs
25% deposit£65,000
Stamp duty£16,000
Refurb£10,764
Legal + survey£2,525
Mortgage + broker£4,900
Cash needed£99,189
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
Summary Fox and Sons are pleased to present this modern and well-presented upper floor two-bedroom apartment to the market. The apartment offers spacious open-plan living, a substantial private wraparound balcony, Two allocated parking spaces, conveniently located for local amenities and transport links.
Description Fox and Sons welcomes this impressive upper floor two-bedroom apartment situated within a modern development which offers stylish and contemporary living through…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice