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Year 5 disposal
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0/ 100
Weak
4.06% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£923/mo — heavily negative — needs monthly capital injection
- -7.8% 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
−£923/mo
You top up £923/mo
Price vs market
Above comparable sales
+82% vs 12 sold
Return · IRR
-7.8%/yr
Loses money over 5 years
Cash to get in
£156K
Deposit + fees + refurb
Price £400KReturn before costs on price 4.06%5-yr return on cash -32%Rent est. £1,352 (£1,280–£1,428)
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: £1,280–£1,428/mo · n=85
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£12,237–£22,842 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £300,000 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
-£923
after mortgage, operating costs & tax
Rent in£1,352/mo gross
£1,300/mo collected · £52/mo lost to voids
Where it goes
£1,625Mortgage£598Costs
Outgoings exceed rent — you top up £923/mo
Mortgage£1,625
Costs£598
Management£135
Maintenance£67
Insurance£40
CapEx reserve£68
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£923
Returns
Return before costs on price4.06%
Cash return on cash-7.11%
Gross margin£702
Cash needed£155,841
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.80
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 | £16,224 | £7,173 | £19,500 | £0 | £0 | -£10,449 | -£10,449 |
| Year 2 | £16,711 | £7,388 | £19,500 | £0 | £0 | -£10,178 | -£20,627 |
| Year 3 | £17,212 | £7,610 | £19,500 | £0 | £0 | -£9,898 | -£30,525 |
| Year 4 | £17,728 | £7,838 | £19,500 | £0 | £0 | -£9,610 | -£40,134 |
| Year 5 | £18,260 | £8,073 | £19,500 | £0 | £0 | -£9,313 | -£49,448 |
Disposal gain (gross)-£18,249
CGT£0
Net Disposal proceeds£430,592
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
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 cohortHP13 6GF · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 25.4 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 · 1147 sqft
£31k–£61k
£ 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£8,029–£14,911
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,617–£24,087
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 — -£923/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 | 4.06% | -£923 | £155,841 | -31.7% | Low | Feasible |
| Housing-benefit rent | 3.29% | -£1,203 | £155,841 | -41.8% | Med | Feasible |
| Council lease | 0.00% | -£2,011 | £155,841 | -78.4% | Low | Feasible |
| Refurb & refinance | 4.06% | -£923 | £182,367 | -27.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£386 | £455,367 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Chilterns · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Chilterns
- LHA monthly cap:
- £1,097
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
+£118/mo cash flow vs Rent it out if converted to Rent by the room
7.20% Return before costs on price converted vs 4.06% as-is
As-is Rent it out
Monthly profit-£668
Return before costs on price4.06%
Cash needed£111,898
If converted to Rent by the room
Monthly profit-£550
Return before costs on price7.20%
Cash needed£127,898
Δ vs Rent it out Monthly profit+£118
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
£50,000
Range: £42,500 – £60,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£73,868–£131,722full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- Rewire£5,735–£9,176
- Replumb£4,588–£8,029
- Windows£12,617–£21,793
- Paint + decor£11,470–£19,499
- Flooring£16,058–£28,675
Comparables
sold within 0.5 miWide · CV 32.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodThe Royal Grammar School, High WycombeSecondary · Academy converter · HP13 6QT
- Not ratedAspireNot applicable · Academy alternative provision converter · HP13 6PQ
- Not ratedGodstowe Preparatory SchoolNot applicable · Other independent school · HP13 6PR
- Not ratedBowerdean Nursery SchoolNursery · Local authority nursery school · HP13 6AW
- Not ratedHamilton AcademyPrimary · Academy converter · HP13 6SG
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£16,224
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£11,073
Exit costs
Projected sale price (5y · 2%/yr growth)£441,632
Capital gain (pre-CGT)£41,632
Sale costs (~2.5%)£11,041
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-£49,448
Rates as of Oct 2024
Acquisition costs
£155,841cash neededPurchase price£400,000
Deposit (25%)£100,000
Stamp duty+5% additional-property surcharge£30,000
Refurb£16,316
Legal + survey£2,525
Mortgage fees£7,000
Total cash neededdeposit + costs (loan covers the rest)£155,841
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Tenure: Leasehold
Offered for sale with no onward chain is this elegant and spacious two-bedroom ground floor apartment presents an exceptional opportunity for those seeking refined living in a prime High Wycombe location. Forming part of the original Edwardian property, the apartment boasts 1,147 square feet of beautifully appointed accommodation that seamlessly blends period charm with contemporary comforts. Positioned at the end of a peaceful, tree-lined road, the propert…
Floor plans
Listing metazoopla · Tim Russ & Co
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£923
Cash needed
£156K
Return after costs
-7.11%
IRR
-7.84%
Rectory Avenue, High Wycombe HP13
flat · 2 bed · 2 bath · 1,147 sqft
£400,000
est £1,352 · 4.06% gross
EPC C
1 / 16
0/100
Marginal
4.06% — verify the rent + comps locally.
4.06% Return before costs — around the area average for this property type.
Monthly profit −£923/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£400K
82% above sold comps
Return before costs
4.06%
est rent £1,352/monot enough comparablesRange £1,280–£1,428/mo (Q1–Q3)
Bedrooms
2
2 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: £1,280–£1,428/mo · n=85
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£12,237–£22,842 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £300,000 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
-£923
after mortgage, operating costs & tax
Rent in£1,352/mo gross
£1,300/mo collected · £52/mo lost to voids
Where it goes
£1,625Mortgage£598Costs
Outgoings exceed rent — you top up £923/mo
Mortgage£1,625
Costs£598
Management£135
Maintenance£67
Insurance£40
CapEx reserve£68
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£923
Returns
Return before costs on price4.06%
Cash return on cash-7.11%
Gross margin£702
Cash needed£155,841
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.80
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Chilterns · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Chilterns
- LHA monthly cap:
- £1,097
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 | £16,224 | £7,173 | £19,500 | £0 | £0 | -£10,449 | -£10,449 |
| Year 2 | £16,711 | £7,388 | £19,500 | £0 | £0 | -£10,178 | -£20,627 |
| Year 3 | £17,212 | £7,610 | £19,500 | £0 | £0 | -£9,898 | -£30,525 |
| Year 4 | £17,728 | £7,838 | £19,500 | £0 | £0 | -£9,610 | -£40,134 |
| Year 5 | £18,260 | £8,073 | £19,500 | £0 | £0 | -£9,313 | -£49,448 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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 miWide · CV 32.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,900
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£49,448
Acquisition costs
25% deposit£100,000
Stamp duty£30,000
Refurb£16,316
Legal + survey£2,525
Mortgage + broker£7,000
Cash needed£155,841
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
Tenure: Leasehold
Offered for sale with no onward chain is this elegant and spacious two-bedroom ground floor apartment presents an exceptional opportunity for those seeking refined living in a prime High Wycombe location. Forming part of the original Edwardian property, the apartment boasts 1,147 square feet of beautifully appointed accommodation that seamlessly blends period charm with contemporary comforts. Positioned at the end of a peaceful, tree-lined road, the propert…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice