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Year 5 disposal
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Weak
4.22% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (900 yrs) — no short-lease drag
Why to be cautious
- EPC F — MEES (Minimum Energy Efficiency Standards) blocker by 2030 · ~£10,000–£20,000 upgrade cost
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£1,065/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
−£1K/mo
You top up £1K/mo
Price
£550K
No local sold comps to compare
Return · IRR
-7.8%/yr
Loses money over 5 years
Cash to get in
£197K
Deposit + fees + refurb
Return before costs on price 4.22%5-yr return on cash -28%Rent est. £1,932 (£1,701–£2,194)
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: £1,701–£2,194/mo · n=39
Financing
DepositYour cash in — the rest is the mortgage25% · £137,500
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 (£1,294–£2,415 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £412,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,065
after mortgage, operating costs & tax
Rent in£1,932/mo gross
£1,858/mo collected · £74/mo lost to voids
Where it goes
£2,234Mortgage£688Costs
Outgoings exceed rent — you top up £1,065/mo
Mortgage£2,234
Costs£688
Management£193
Maintenance£67
Insurance£40
CapEx reserve£97
Voids + council tax£12
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£1,065
Returns
Return before costs on price4.22%
Cash return on cash-6.49%
Gross margin£1,170
Cash needed£196,825
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.83
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 | £23,184 | £8,255 | £26,813 | £0 | £0 | -£11,884 | -£11,884 |
| Year 2 | £23,880 | £8,503 | £26,813 | £0 | £0 | -£11,436 | -£23,319 |
| Year 3 | £24,596 | £8,758 | £26,813 | £0 | £0 | -£10,974 | -£34,294 |
| Year 4 | £25,334 | £9,021 | £26,813 | £0 | £0 | -£10,499 | -£44,793 |
| Year 5 | £26,094 | £9,291 | £26,813 | £0 | £0 | -£10,010 | -£54,803 |
Disposal gain (gross)-£8,012
CGT£0
Net Disposal proceeds£592,063
What we verified
What we verified
41154 ok · 1 caution · 1 fail · 5 unknown
Legal & planning
Leasehold900 yr
Tenure & planning900 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingF · ~£10k–£20k fix
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand F
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£10k–£20k
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
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 cohortBA1 2XJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bath · 3.8 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 · 1000 sqft
£28k–£56k
£ per sqft
building cost only
£28–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£7,000–£13,000
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,000–£21,000
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 — -£1,065/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 | 4.22% | -£1,065 | £196,825 | -27.8% | Low | Feasible |
| Housing-benefit rent | 2.13% | -£1,909 | £196,825 | -55.1% | Med | Feasible |
| Council lease | 2.13% | -£1,692 | £196,825 | -50.6% | Low | Feasible |
| Refurb & refinance | 4.22% | -£1,065 | £225,015 | -24.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£386 | £600,765 | 8% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Bath · cap £977/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £977
- Scheme type:
- leasing
- 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
-£352/mo cash flow vs Rent it out if converted to Rent by the room
5.24% Return before costs on price converted vs 4.22% as-is
As-is Rent it out
Monthly profit-£783
Return before costs on price4.22%
Cash needed£149,398
If converted to Rent by the room
Monthly profit-£1,136
Return before costs on price5.24%
Cash needed£165,398
Δ vs Rent it out Monthly profit-£352
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
£57,600
Range: £50,400 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 94% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~1.0% within 100m (1 known HMOs) — below the 10% threshold
- local council HMO approval rate 94% (349 decisions)
1 known HMO within 100 m · ≈1.0% within 100 m vs 10% policy
£61,440–£116,730full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£4,000–£8,000
- Replumb£3,000–£7,000
- Windows£10,000–£19,000
- Paint + decor£9,000–£16,000
- Flooring£13,000–£24,000
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Local HMO policy & concentration
1 known HMO within 100 m · ≈1.0% within 100 m vs 10% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodSt Andrew's Church SchoolPrimary · Academy converter · BA1 2SN
- Not ratedBath AcademyNot applicable · Other independent school · BA1 2HX
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£23,184
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£12,775
Exit costs
Projected sale price (5y · 2%/yr growth)£607,244
Capital gain (pre-CGT)£57,244
Sale costs (~2.5%)£15,181
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-£54,803
Rates as of Oct 2024
Acquisition costs
£196,825cash neededPurchase price£550,000
Deposit (25%)£137,500
Stamp duty+5% additional-property surcharge£45,000
Refurb£1,725
Legal + survey£3,350
Mortgage fees£9,250
Total cash neededdeposit + costs (loan covers the rest)£196,825
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Audley Lodge is a handsome detached building converted into 8 apartments each with their own allocated parking and set within manicured communal gardens surrounding the house.
Apartment 7 is set to the second floor which is also the top floor and therefore affords fantastic city views to the south and countryside to the north and east.
Inside, all the rooms boast good proportions and a light and airy feel with two generous double bedrooms, ensuite shower room to the main be…
Floor plans
Listing metazoopla · Cobb Farr Residential
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£1,065
Cash needed
£197K
Return after costs
-6.49%
IRR
-7.79%
Audley Lodge, Audley Park Road, Bath BA1
flat · 2 bed · 2 bath · 1,000 sqft
£550,000
est £1,932 · 4.22% gross
Leasehold 900yrEPC F
1 / 12
0/100
Marginal
4.22% — verify the rent + comps locally.
Energy rating F — Min. energy standard blocker by 2030 (~£10,000–£20,000 upgrade)
Price
£550K
Return before costs
4.22%
est rent £1,932/monot enough comparablesRange £1,701–£2,194/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
F
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£10,000–£20,000 upgrade
~£10,000–£20,000 upgrade
Deal flags1 issue
EPC F — MEES blocker
Cannot be let on a new tenancy without upgrade to E (current) / C (2030)
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: £1,701–£2,194/mo · n=39
Financing
DepositYour cash in — the rest is the mortgage25% · £137,500
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 (£1,294–£2,415 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £412,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,065
after mortgage, operating costs & tax
Rent in£1,932/mo gross
£1,858/mo collected · £74/mo lost to voids
Where it goes
£2,234Mortgage£688Costs
Outgoings exceed rent — you top up £1,065/mo
Mortgage£2,234
Costs£688
Management£193
Maintenance£67
Insurance£40
CapEx reserve£97
Voids + council tax£12
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£1,065
Returns
Return before costs on price4.22%
Cash return on cash-6.49%
Gross margin£1,170
Cash needed£196,825
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.83
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bath · cap £977/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £977
- Scheme type:
- leasing
- 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 | £23,184 | £8,255 | £26,813 | £0 | £0 | -£11,884 | -£11,884 |
| Year 2 | £23,880 | £8,503 | £26,813 | £0 | £0 | -£11,436 | -£23,319 |
| Year 3 | £24,596 | £8,758 | £26,813 | £0 | £0 | -£10,974 | -£34,294 |
| Year 4 | £25,334 | £9,021 | £26,813 | £0 | £0 | -£10,499 | -£44,793 |
| Year 5 | £26,094 | £9,291 | £26,813 | £0 | £0 | -£10,010 | -£54,803 |
Rent by the room upside
What we verified
3216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining900 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£10,000–£20,000 to upgrade to CF
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,363
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£54,803
Acquisition costs
25% deposit£137,500
Stamp duty£45,000
Refurb£1,725
Legal + survey£3,350
Mortgage + broker£9,250
Cash needed£196,825
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
Audley Lodge is a handsome detached building converted into 8 apartments each with their own allocated parking and set within manicured communal gardens surrounding the house.
Apartment 7 is set to the second floor which is also the top floor and therefore affords fantastic city views to the south and countryside to the north and east.
Inside, all the rooms boast good proportions and a light and airy feel with two generous double bedrooms, ensuite shower room to the main be…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice