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Year 5 disposal
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23/ 100
Weak
6.32% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£140/mo — mildly negative — equity build may cover
- -2.0% 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
−£140/mo
You top up £140/mo
Price
£190K
No local sold comps to compare
Return · IRR
-2.0%/yr
Loses money over 5 years
Cash to get in
£75K
Deposit + fees + refurb
Return before costs on price 6.32%5-yr return on cash -5%Rent est. £1,000 (£953–£1,049)
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: £953–£1,049/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£140
after mortgage, operating costs & tax
Rent in£1,000/mo gross
£962/mo collected · £38/mo lost to voids
Where it goes
£772Mortgage£330Costs
Outgoings exceed rent — you top up £140/mo
Mortgage£772
Costs£330
Management£100
Maintenance£50
Insurance£20
CapEx reserve£50
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£140
Returns
Return before costs on price6.32%
Cash return on cash-2.25%
Gross margin£632
Cash needed£74,614
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.25
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 | £12,000 | £3,958 | £9,263 | £0 | £0 | -£1,220 | -£1,220 |
| Year 2 | £12,360 | £4,077 | £9,263 | £0 | £0 | -£979 | -£2,200 |
| Year 3 | £12,731 | £4,199 | £9,263 | £0 | £0 | -£731 | -£2,930 |
| Year 4 | £13,113 | £4,325 | £9,263 | £0 | £0 | -£475 | -£3,405 |
| Year 5 | £13,506 | £4,455 | £9,263 | £0 | £0 | -£211 | -£3,616 |
Disposal gain (gross)-£8,733
CGT£0
Net Disposal proceeds£204,531
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortPL2 2BJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Exeter · 59.2 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 — -£140/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 | 6.32% | -£140 | £74,614 | -4.8% | Low | Feasible |
| Housing-benefit rent | 4.25% | -£451 | £74,614 | -30.2% | Med | Feasible |
| Council lease | 4.25% | -£307 | £74,614 | -22.3% | Low | Feasible |
| Refurb & refinance | 6.32% | -£140 | £88,420 | -4.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £217,570 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Plymouth · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Plymouth
- 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
+£353/mo cash flow vs Rent it out if converted to Rent by the room
15.16% Return before costs on price converted vs 6.32% as-is
As-is Rent it out
Monthly profit-£134
Return before costs on price6.32%
Cash needed£59,398
If converted to Rent by the room
Monthly profit+£219
Return before costs on price15.16%
Cash needed£75,398
Δ vs Rent it out Monthly profit+£353
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 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodDrake Primary AcademyPrimary · Academy converter · PL2 2EN
- Not ratedHam Drive Nursery School and Day CareNursery · Local authority nursery school · PL2 2NJ
- Not ratedKeyham Barton Catholic Primary SchoolPrimary · Academy converter · PL2 2DE
- Not ratedMayflower AcademyPrimary · Academy sponsor led · PL2 2NJ
- Not ratedWeston Mill Community Primary AcademyPrimary · Academy converter · PL2 2EL
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£12,000
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,682
Exit costs
Projected sale price (5y · 2%/yr growth)£209,775
Capital gain (pre-CGT)£19,775
Sale costs (~2.5%)£5,244
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-£3,616
Rates as of Oct 2024
Acquisition costs
£74,614cash neededPurchase price£190,000
Deposit (25%)£47,500
Stamp duty+5% additional-property surcharge£10,800
Refurb£10,764
Legal + survey£1,700
Mortgage fees£3,850
Total cash neededdeposit + costs (loan covers the rest)£74,614
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary no onward chain We are delighted to introduce this well-presented two bedroom mid-terrace property to the market, situated in a popular residential location. Benefiting from two double bedrooms, kitchen/diner, lounge, bathroom, rear garden and residents parking. A must see!
Description We are delighted to introduce this well-presented two bedroom mid-terrace property to the market, situated in a popular residential location. Benefiting from two double bedrooms, kitch…
Floor plans
Listing metazoopla · Connells - St Budeaux
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£140
Cash needed
£75K
Return after costs
-2.25%
IRR
-1.99%
Westcountry Close, Plymouth PL2
terraced · 2 bed · 1 bath
£190,000
est £1,000 · 6.32% gross
EPC C
1 / 16
23/100
Marginal
6.32% — verify the rent + comps locally.
6.32% Return before costs — around the area average for this property type.
Monthly profit −£140/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£190K
Return before costs
6.32%
est rent £1,000/monot enough comparablesRange £953–£1,049/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £953–£1,049/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£140
after mortgage, operating costs & tax
Rent in£1,000/mo gross
£962/mo collected · £38/mo lost to voids
Where it goes
£772Mortgage£330Costs
Outgoings exceed rent — you top up £140/mo
Mortgage£772
Costs£330
Management£100
Maintenance£50
Insurance£20
CapEx reserve£50
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£140
Returns
Return before costs on price6.32%
Cash return on cash-2.25%
Gross margin£632
Cash needed£74,614
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.25
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Plymouth · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Plymouth
- 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 | £12,000 | £3,958 | £9,263 | £0 | £0 | -£1,220 | -£1,220 |
| Year 2 | £12,360 | £4,077 | £9,263 | £0 | £0 | -£979 | -£2,200 |
| Year 3 | £12,731 | £4,199 | £9,263 | £0 | £0 | -£731 | -£2,930 |
| Year 4 | £13,113 | £4,325 | £9,263 | £0 | £0 | -£475 | -£3,405 |
| Year 5 | £13,506 | £4,455 | £9,263 | £0 | £0 | -£211 | -£3,616 |
Rent by the room upside
What we verified
4206
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▾
EPCEnergy efficiency ratingC
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£1,853
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,616
Acquisition costs
25% deposit£47,500
Stamp duty£10,800
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£3,850
Cash needed£74,614
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 no onward chain We are delighted to introduce this well-presented two bedroom mid-terrace property to the market, situated in a popular residential location. Benefiting from two double bedrooms, kitchen/diner, lounge, bathroom, rear garden and residents parking. A must see!
Description We are delighted to introduce this well-presented two bedroom mid-terrace property to the market, situated in a popular residential location. Benefiting from two double bedrooms, kitch…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice