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Year 5 disposal
BMV -28%
⊞ View all 12
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Priced below market -28% vs 12 nearby sold (last 12 mo) — instant equity
- Long lease (116 yrs) — no short-lease drag
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Monthly profit −£688/mo — heavily negative — needs monthly capital injection
- 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
−£688/mo
You top up £688/mo
Price vs market
Below market value
-28% vs 12 sold · interior unseen
Return · IRR
—
Not modelled
Cash left in
£7K
Stays in after refinancing at value
Price £110KCash to buy £39K5-yr return on cash -108%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£688
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£447Mortgage£241Costs
Outgoings exceed rent — you top up £688/mo
Mortgage£447
Costs£241
Maintenance£67
Insurance£20
Voids + council tax£8
Service charge + ground rent£42
Ltd co. accounts£104
Tax—
Shortfall−£688
Returns
Return before costs on price0.00%
Cash return on cash-21.16%
Gross margin-£241
Cash needed£39,000
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £2,890 | £5,363 | £0 | £0 | -£8,252 | -£8,252 |
| Year 2 | £0 | £2,976 | £5,363 | £0 | £0 | -£8,339 | -£16,591 |
| Year 3 | £0 | £3,065 | £5,363 | £0 | £0 | -£8,428 | -£25,019 |
| Year 4 | £0 | £3,157 | £5,363 | £0 | £0 | -£8,520 | -£33,539 |
| Year 5 | £0 | £3,252 | £5,363 | £0 | £0 | -£8,615 | -£42,153 |
Disposal gain (gross)-£437
CGT£0
Net Disposal proceeds£118,413
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold116 yr
Leaseholdmaterial factsListing extract
Service charge
Annual running cost
£198/yr
Extracted from listing description · verify with solicitor
Tenure & planning116 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortMK40 1AT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 40.9 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
2-bed · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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
Council lease wins — +£16/mo · £91/mo ahead of Housing-benefit rent
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£688 | £39,000 | -108.1% | Low | Feasible |
| Housing-benefit rent | 8.98% | -£76 | £39,000 | 1.8% | Med | Feasible |
| ⭐ Council lease | 8.98% | +£16 | £39,000 | 6.0% | Low | Feasible |
| Refurb & refinance | 0.00% | -£688 | £45,040 | -93.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£233 | £119,390 | 8% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Bedford · cap £823/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bedford
- LHA monthly cap:
- £823
- 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
+£1,105/mo cash flow vs Rent it out if converted to Rent by the room
26.18% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£633
Return before costs on price0.00%
Cash needed£39,398
If converted to Rent by the room
Monthly profit+£472
Return before costs on price26.18%
Cash needed£55,398
Δ vs Rent it out Monthly profit+£1,105
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£35,162–£66,000full refurb + room split
⚠️ Capped at 60% of £110,000 asking (£66,000). Raw model: £48,390–£90,830. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,278–£12,556
- 2 × bathroom£8,284–£15,187
- Rewire£2,354–£4,120
- Replumb£1,766–£3,531
- Windows£5,886–£10,594
- Paint + decor£4,120–£7,651
- Flooring£6,474–£12,360
Comparables
sold within 0.5 miWide · CV 49.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedPriory Primary SchoolPrimary · Foundation school · MK40 1JD
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,252
Exit costs
Projected sale price (5y · 2%/yr growth)£121,449
Capital gain (pre-CGT)£11,449
Sale costs (~2.5%)£3,036
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-£42,153
Rates as of Oct 2024
Acquisition costs
£39,000cash neededPurchase price£110,000
Deposit (25%)£27,500
Stamp duty+5% additional-property surcharge£5,500
Refurb£1,350
Legal + survey£2,000
Mortgage fees£2,650
Total cash neededdeposit + costs (loan covers the rest)£39,000
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Description
This beautifully maintained two bedroom ground floor apartment is available to purchase on a 50% shared ownership basis. Offered for sale chain free, the property provides an excellent opportunity for first time buyers looking to take their first step onto the property ladder.
Situated within a sought-after modern development, the apartment combines contemporary style with comfortable and practical living. The accommodation features a bright and spacious open-pl…
Floor plans
Listing metazoopla · Goodacres Bedford
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£688
Cash needed
£39K
Return after costs
-21.16%
IRR
—
Pilgrims House, Bedford MK40
flat · 2 bed · 2 bath
£110,000
Chain freeLeasehold 116yrEPC E
Priced below market
1 / 12
0/100
Marginal
No rent data — verify locally before offering.
Priced below market -28% vs 12 nearby sold (last 12 mo)
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Chain free
Price
£110K
28% below sold comps
Return before costs
—
rent unknown
Bedrooms
2
2 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags2 issues
Shared ownership
Restricted resale; staircasing required
EPC E — 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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£688
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£447Mortgage£241Costs
Outgoings exceed rent — you top up £688/mo
Mortgage£447
Costs£241
Maintenance£67
Insurance£20
Voids + council tax£8
Service charge + ground rent£42
Ltd co. accounts£104
Tax—
Shortfall−£688
Returns
Return before costs on price0.00%
Cash return on cash-21.16%
Gross margin-£241
Cash needed£39,000
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bedford · cap £823/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bedford
- LHA monthly cap:
- £823
- 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 | £0 | £2,890 | £5,363 | £0 | £0 | -£8,252 | -£8,252 |
| Year 2 | £0 | £2,976 | £5,363 | £0 | £0 | -£8,339 | -£16,591 |
| Year 3 | £0 | £3,065 | £5,363 | £0 | £0 | -£8,428 | -£25,019 |
| Year 4 | £0 | £3,157 | £5,363 | £0 | £0 | -£8,520 | -£33,539 |
| Year 5 | £0 | £3,252 | £5,363 | £0 | £0 | -£8,615 | -£42,153 |
Rent by the room upside
What we verified
4216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining116 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£6,000–£12,000 to upgrade to CE
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£198/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 49.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,073
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£42,153
Acquisition costs
25% deposit£27,500
Stamp duty£5,500
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£2,650
Cash needed£39,000
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
Description
This beautifully maintained two bedroom ground floor apartment is available to purchase on a 50% shared ownership basis. Offered for sale chain free, the property provides an excellent opportunity for first time buyers looking to take their first step onto the property ladder.
Situated within a sought-after modern development, the apartment combines contemporary style with comfortable and practical living. The accommodation features a bright and spacious open-pl…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice