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Year 5 disposal
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0/ 100
Weak
2.60% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 2.60% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£2,901/mo — heavily negative — needs monthly capital injection
- -10.2% 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
−£3K/mo
You top up £3K/mo
Price vs market
Above comparable sales
+134% vs 12 sold
Return · IRR
-10.2%/yr
Loses money over 5 years
Cash to get in
£445K
Deposit + fees + refurb
Price £1.15MReturn before costs on price 2.60%5-yr return on cash -36%Rent est. £2,496 (£2,330–£2,674)
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: £2,330–£2,674/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £287,500
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £862,500 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£2,901
after mortgage, operating costs & tax
Rent in£2,496/mo gross
£2,400/mo collected · £96/mo lost to voids
Where it goes
£4,672Mortgage
Outgoings exceed rent — you top up £2,901/mo
Mortgage£4,672
Costs£629
Management£250
Maintenance£100
Insurance£40
CapEx reserve£125
Voids + council tax£10
Ltd co. accounts£104
Tax—
Shortfall−£2,901
Returns
Return before costs on price2.60%
Cash return on cash-7.82%
Gross margin£1,771
Cash needed£445,158
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.51
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 | £29,952 | £7,544 | £56,063 | £0 | £0 | -£33,654 | -£33,654 |
| Year 2 | £30,851 | £7,770 | £56,063 | £0 | £0 | -£32,982 | -£66,636 |
| Year 3 | £31,776 | £8,003 | £56,063 | £0 | £0 | -£32,290 | -£98,926 |
| Year 4 | £32,729 | £8,243 | £56,063 | £0 | £0 | -£31,576 | -£130,502 |
| Year 5 | £33,711 | £8,491 | £56,063 | £0 | £0 | -£30,842 | -£161,344 |
Disposal gain (gross)-£51,457
CGT£0
Net Disposal proceeds£1,237,951
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Uncertain34% likely
Confidence: low
- 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)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 50 m vs 35% policy
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 profileFamily let
Tenant profilelikely cohortMK17 8AN · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Oxford Brookes · 50.2 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history0d on marketno cuts yet
Strategy matrix
Council lease wins — -£2,794/mo · £106/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 | 2.60% | -£2,901 | £445,158 | -36.2% | Low | Feasible |
| Housing-benefit rent | 1.56% | -£3,813 | £445,158 | -49.0% | Med | Feasible |
| ⭐ Council lease | 2.60% | -£2,794 | £445,158 | -36.1% | Low | Feasible |
| Refurb & refinance | 2.60% | -£2,901 | £510,441 | -31.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £1,297,191 | 6% | Med | Feasible |
| Rent by the room | 2.50% | -£3,957 | £445,158 | -50.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Milton Keynes · cap £1,491/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Milton Keynes
- LHA monthly cap:
- £1,491
- 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
-£810/mo cash flow vs Rent it out if converted to Rent by the room
2.50% Return before costs on price converted vs 2.60% as-is
As-is Rent it out
Monthly profit-£2,670
Return before costs on price2.60%
Cash needed£299,398
If converted to Rent by the room
Monthly profit-£3,479
Return before costs on price2.50%
Cash needed£315,398
Δ vs Rent it out Monthly profit-£810
Show conversion detail
Conversion cost estimate
£26,000
Range: £20,000 – £34,000
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
£60,990–£114,230full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£8,190–£15,210
- Flooring£12,870–£24,570
Comparables
sold within 0.5 miWide · CV 16.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Article 4 Direction relating to Houses in Multiple Occupation (HIMO) - Non immediate direction
≈0.0% within 50 m vs 35% policy
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodAspley Guise Village SchoolPrimary · Academy converter · MK17 8JT
- GoodFulbrook SchoolSecondary · Academy converter · MK17 8NP
- Not ratedGlebe Farm SchoolAll-through · Free schools · MK17 8XY
- Not ratedSwallowfield PrimaryPrimary · Community school · MK17 8SR
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£29,952
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£34,806
Exit costs
Projected sale price (5y · 2%/yr growth)£1,269,693
Capital gain (pre-CGT)£119,693
Sale costs (~2.5%)£31,742
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-£161,344
Rates as of Oct 2024
Acquisition costs
£445,158cash neededPurchase price£1,150,000
Deposit (25%)£287,500
Stamp duty+5% additional-property surcharge£116,250
Refurb£19,458
Legal + survey£3,700
Mortgage fees£18,250
Total cash neededdeposit + costs (loan covers the rest)£445,158
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Grade II Listed Detached Bungalow | Four Bedrooms | Significantly Extended | Expansive Landscaped Gardens | Double Garage
A particularly impressive Grade II listed detached bungalow, significantly extended to the rear to provide spacious and versatile accommodation, combining period character with contemporary living. The property occupies a generous plot with beautifully landscaped gardens, ample gated driveway parking and a detached double garage, together with attractive…
Floor plans
Nearby active comparables1 rental
Comparable rentals
MK17 · same beds + typeMedian nearby: £3,000/mo · 1 of 1 already let+£504 vs our est
- Wood Lane, Aspley Guise, Bedfordshire…Let4b£3,000/moMay 2026
Other deals nearby
MK17 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Taylor Walsh
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£2,901
Cash needed
£445K
Return after costs
-7.82%
IRR
-10.15%
Lower End Road, Wavendon MK17
detached · 4 bed · 2 bath
£1,150,000
est £2,496 · 2.60% gross
Listed building
1 / 32
0/100
Marginal
2.60% — verify the rent + comps locally.
2.60% Return before costs — around the area average for this property type.
Monthly profit −£2,901/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£1.1M
134% above sold comps
Return before costs
2.60%
est rent £2,496/monot enough comparablesRange £2,330–£2,674/mo (Q1–Q3)
Bedrooms
4
2 bath
Energy rating
—
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: £2,330–£2,674/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £287,500
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £862,500 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£2,901
after mortgage, operating costs & tax
Rent in£2,496/mo gross
£2,400/mo collected · £96/mo lost to voids
Where it goes
£4,672Mortgage
Outgoings exceed rent — you top up £2,901/mo
Mortgage£4,672
Costs£629
Management£250
Maintenance£100
Insurance£40
CapEx reserve£125
Voids + council tax£10
Ltd co. accounts£104
Tax—
Shortfall−£2,901
Returns
Return before costs on price2.60%
Cash return on cash-7.82%
Gross margin£1,771
Cash needed£445,158
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.51
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Milton Keynes · cap £1,491/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Milton Keynes
- LHA monthly cap:
- £1,491
- 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 | £29,952 | £7,544 | £56,063 | £0 | £0 | -£33,654 | -£33,654 |
| Year 2 | £30,851 | £7,770 | £56,063 | £0 | £0 | -£32,982 | -£66,636 |
| Year 3 | £31,776 | £8,003 | £56,063 | £0 | £0 | -£32,290 | -£98,926 |
| Year 4 | £32,729 | £8,243 | £56,063 | £0 | £0 | -£31,576 | -£130,502 |
| Year 5 | £33,711 | £8,491 | £56,063 | £0 | £0 | -£30,842 | -£161,344 |
Rent by the room upside
What we verified
5016
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaListed
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 16.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£11,213
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£161,344
Acquisition costs
25% deposit£287,500
Stamp duty£116,250
Refurb£19,458
Legal + survey£3,700
Mortgage + broker£18,250
Cash needed£445,158
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
Grade II Listed Detached Bungalow | Four Bedrooms | Significantly Extended | Expansive Landscaped Gardens | Double Garage
A particularly impressive Grade II listed detached bungalow, significantly extended to the rear to provide spacious and versatile accommodation, combining period character with contemporary living. The property occupies a generous plot with beautifully landscaped gardens, ample gated driveway parking and a detached double garage, together with attractive…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice