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Year 5 disposal
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0/ 100
Weak
1.85% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- 1.85% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£3,774/mo — heavily negative — needs monthly capital injection
- -13.1% 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
−£4K/mo
You top up £4K/mo
Price vs market
Above comparable sales
+332% vs 12 sold
Return · IRR
-13.1%/yr
Loses money over 5 years
Cash to get in
£448K
Deposit + fees + refurb
Price £1.20MReturn before costs on price 1.85%5-yr return on cash -49%Rent est. £1,850 (£1,804–£1,897)
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: £1,804–£1,897/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £300,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £900,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£3,774
after mortgage, operating costs & tax
Rent in£1,850/mo gross
£1,779/mo collected · £71/mo lost to voids
Where it goes
£4,875Mortgage
Outgoings exceed rent — you top up £3,774/mo
Mortgage£4,875
Costs£678
Management£185
Maintenance£67
Insurance£40
CapEx reserve£93
Voids + council tax£14
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£3,774
Returns
Return before costs on price1.85%
Cash return on cash-10.10%
Gross margin£1,101
Cash needed£448,325
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.36
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 | £22,200 | £8,133 | £58,500 | £0 | £0 | -£44,433 | -£44,433 |
| Year 2 | £22,866 | £8,377 | £58,500 | £0 | £0 | -£44,011 | -£88,444 |
| Year 3 | £23,552 | £8,628 | £58,500 | £0 | £0 | -£43,576 | -£132,020 |
| Year 4 | £24,259 | £8,887 | £58,500 | £0 | £0 | -£43,129 | -£175,149 |
| Year 5 | £24,986 | £9,154 | £58,500 | £0 | £0 | -£42,667 | -£217,816 |
Disposal gain (gross)-£37,550
CGT£0
Net Disposal proceeds£1,291,775
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
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 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
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 cohortBH4 8AE · 4 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Southampton · 42.9 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
4-bed · 3-bath · 2700 sqft
£62k–£120k
£ per sqft
building cost only
£23–£45
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£18,900–£35,100
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£29,700–£56,700
Guide rates · UK May 2026
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
Rent it out wins — -£3,774/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 | 1.85% | -£3,774 | £448,325 | -48.6% | Low | Feasible |
| Housing-benefit rent | 1.55% | -£4,125 | £448,325 | -52.9% | Med | Feasible |
| Council lease | 0.00% | -£5,261 | £448,325 | -70.7% | Low | Feasible |
| Refurb & refinance | 1.85% | -£3,774 | £508,865 | -42.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£386 | £1,329,865 | 7% | Med | Feasible |
| Rent by the room | 2.60% | -£4,177 | £448,325 | -52.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Bournemouth · cap £1,546/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bournemouth
- LHA monthly cap:
- £1,546
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
-£286/mo cash flow vs Rent it out if converted to Rent by the room
2.40% Return before costs on price converted vs 1.85% as-is
As-is Rent it out
Monthly profit-£3,389
Return before costs on price1.85%
Cash needed£311,898
If converted to Rent by the room
Monthly profit-£3,675
Return before costs on price2.40%
Cash needed£327,898
Δ vs Rent it out Monthly profit-£286
Show conversion detail
Conversion cost estimate
£22,000
Range: £16,000 – £30,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£120,240–£224,130full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£10,800–£18,900
- Replumb£8,100–£16,200
- Windows£27,000–£48,600
- Paint + decor£18,900–£35,100
- Flooring£29,700–£56,700
Comparables
sold within 0.5 miWide · CV 27.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£22,200
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£45,287
Exit costs
Projected sale price (5y · 2%/yr growth)£1,324,897
Capital gain (pre-CGT)£124,897
Sale costs (~2.5%)£33,122
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-£217,816
Rates as of Oct 2024
Acquisition costs
£448,325cash neededPurchase price£1,200,000
Deposit (25%)£300,000
Stamp duty+5% additional-property surcharge£123,750
Refurb£1,350
Legal + survey£4,225
Mortgage fees£19,000
Total cash neededdeposit + costs (loan covers the rest)£448,325
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Occupying a prime position within one of West Overcliff’s most distinguished developments, this exceptional four-bedroom duplex penthouse offers approximately 2,700 sq ft of beautifully proportioned accommodation, complemented by generous private terraces and extensive south-westerly views across Bournemouth Bay towards the Isle of Purbeck.
Set just moments from the clifftop and sandy beaches, the property combines the scale and privacy of a substantial home with the conveni…
Floor plans
Listing metazoopla · Fine & Country - Park Lane
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£3,774
Cash needed
£448K
Return after costs
-10.10%
IRR
-13.06%
Milner Road, Bournemouth BH4
flat · 4 bed · 3 bath · 2,700 sqft
£1,200,000
est £1,850 · 1.85% gross
EPC CConservation area
1 / 28
0/100
Marginal
1.85% — verify the rent + comps locally.
1.85% Return before costs — around the area average for this property type.
Monthly profit −£3,774/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£1.2M
332% above sold comps
Return before costs
1.85%
est rent £1,850/monot enough comparablesRange £1,804–£1,897/mo (Q1–Q3)
Bedrooms
4
3 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: £1,804–£1,897/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £300,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £900,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£3,774
after mortgage, operating costs & tax
Rent in£1,850/mo gross
£1,779/mo collected · £71/mo lost to voids
Where it goes
£4,875Mortgage
Outgoings exceed rent — you top up £3,774/mo
Mortgage£4,875
Costs£678
Management£185
Maintenance£67
Insurance£40
CapEx reserve£93
Voids + council tax£14
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£3,774
Returns
Return before costs on price1.85%
Cash return on cash-10.10%
Gross margin£1,101
Cash needed£448,325
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.36
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bournemouth · cap £1,546/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bournemouth
- LHA monthly cap:
- £1,546
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 | £22,200 | £8,133 | £58,500 | £0 | £0 | -£44,433 | -£44,433 |
| Year 2 | £22,866 | £8,377 | £58,500 | £0 | £0 | -£44,011 | -£88,444 |
| Year 3 | £23,552 | £8,628 | £58,500 | £0 | £0 | -£43,576 | -£132,020 |
| Year 4 | £24,259 | £8,887 | £58,500 | £0 | £0 | -£43,129 | -£175,149 |
| Year 5 | £24,986 | £9,154 | £58,500 | £0 | £0 | -£42,667 | -£217,816 |
Rent by the room upside
What we verified
6105
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaCA
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 27.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£11,700
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£217,816
Acquisition costs
25% deposit£300,000
Stamp duty£123,750
Refurb£1,350
Legal + survey£4,225
Mortgage + broker£19,000
Cash needed£448,325
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
Occupying a prime position within one of West Overcliff’s most distinguished developments, this exceptional four-bedroom duplex penthouse offers approximately 2,700 sq ft of beautifully proportioned accommodation, complemented by generous private terraces and extensive south-westerly views across Bournemouth Bay towards the Isle of Purbeck.
Set just moments from the clifftop and sandy beaches, the property combines the scale and privacy of a substantial home with the conveni…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice