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Year 5 disposal
⊞ View all 18
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£1,220/mo — heavily negative — needs monthly capital injection
- -15.4% 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.
- Tenure not stated — confirm freehold/leasehold and any lease term before offering.
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
£250K
No local sold comps to compare
Return · IRR
-15.4%/yr
Loses money over 5 years
Cash to get in
£100K
Deposit + fees + refurb
5-yr return on cash -74%
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% · £62,500
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 (£)
Tiered estimate (cosmetic refurb): £10,515–£20,651 range from £/sqft + per-room model
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £187,500 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 £200K–£400K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,220
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£1,016Mortgage£205Costs
Outgoings exceed rent — you top up £1,220/mo
Mortgage£1,016
Costs£205
Maintenance£67
Insurance£28
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£1,220
Returns
Return before costs on price0.00%
Cash return on cash-14.65%
Gross margin-£205
Cash needed£99,983
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 | £2,458 | £12,188 | £0 | £0 | -£14,645 | -£14,645 |
| Year 2 | £0 | £2,532 | £12,188 | £0 | £0 | -£14,719 | -£29,365 |
| Year 3 | £0 | £2,608 | £12,188 | £0 | £0 | -£14,795 | -£44,160 |
| Year 4 | £0 | £2,686 | £12,188 | £0 | £0 | -£14,873 | -£59,033 |
| Year 5 | £0 | £2,767 | £12,188 | £0 | £0 | -£14,954 | -£73,987 |
Disposal gain (gross)-£13,613
CGT£0
Net Disposal proceeds£269,120
What we verified
What we verified
100101 ok · 0 caution · 0 fail · 10 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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 profileUnknown
Tenant profilelikely cohortSL2 5NH
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 27.3 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 costUnknown
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
Council lease wins — -£362/mo · £188/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% | -£1,220 | £99,983 | -74.0% | Low | Feasible |
| Housing-benefit rent | 4.31% | -£550 | £99,983 | -26.9% | Med | Feasible |
| ⭐ Council lease | 4.31% | -£362 | £99,983 | -19.3% | Low | Feasible |
| Refurb & refinance | 0.00% | -£1,220 | £141,142 | -52.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £311,392 | -2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA East Thames Valley · cap £898/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- East Thames Valley
- LHA monthly cap:
- £898
- 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
+£1,209/mo cash flow vs Rent it out if converted to Rent by the room
11.52% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£1,179
Return before costs on price0.00%
Cash needed£74,398
If converted to Rent by the room
Monthly profit+£29
Return before costs on price11.52%
Cash needed£90,398
Δ vs Rent it out Monthly profit+£1,209
Show conversion detail
Cannot Rent by the room:Bedroom count unknown — verify the floor plan can support 3+ rooms.
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
Tax treatment
Annual gross rent£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£14,646
Exit costs
Projected sale price (5y · 2%/yr growth)£276,020
Capital gain (pre-CGT)£26,020
Sale costs (~2.5%)£6,901
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-£73,987
Rates as of Oct 2024
Acquisition costs
£99,983cash neededPurchase price£250,000
Deposit (25%)£62,500
Stamp duty+5% additional-property surcharge£15,000
Refurb£15,583
Legal + survey£2,150
Mortgage fees£4,750
Total cash neededdeposit + costs (loan covers the rest)£99,983
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Stunning 2-bedroom apartment in the heart of Slough This property features modern amenities, a spacious living area, Close to transport links, shops, and restaurants. Perfect for first time or investment buyers looking for a stylish city living experience. Presented to market with no chain.
Floor plans
Listing metazoopla · Chancellors - Slough
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£1,220
Cash needed
£100K
Return after costs
-14.65%
IRR
-15.39%
Cannon Gate, Slough, Berkshire SL2
£250,000
Chain freeEPC B
1 / 18
0/100
Marginal
No rent data — verify locally before offering.
Chain free
Price
£250K
Return before costs
—
rent unknown
Bedrooms
—
— bath
Energy rating
B
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£)
Tiered estimate (cosmetic refurb): £10,515–£20,651 range from £/sqft + per-room model
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £187,500 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 £200K–£400K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,220
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£1,016Mortgage£205Costs
Outgoings exceed rent — you top up £1,220/mo
Mortgage£1,016
Costs£205
Maintenance£67
Insurance£28
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£1,220
Returns
Return before costs on price0.00%
Cash return on cash-14.65%
Gross margin-£205
Cash needed£99,983
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 East Thames Valley · cap £898/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- East Thames Valley
- LHA monthly cap:
- £898
- 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 | £2,458 | £12,188 | £0 | £0 | -£14,645 | -£14,645 |
| Year 2 | £0 | £2,532 | £12,188 | £0 | £0 | -£14,719 | -£29,365 |
| Year 3 | £0 | £2,608 | £12,188 | £0 | £0 | -£14,795 | -£44,160 |
| Year 4 | £0 | £2,686 | £12,188 | £0 | £0 | -£14,873 | -£59,033 |
| Year 5 | £0 | £2,767 | £12,188 | £0 | £0 | -£14,954 | -£73,987 |
Rent by the room upside
What we verified
11010
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeUnknown
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftNot stated on the listing
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicCheck locally
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£2,438
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£73,987
Acquisition costs
25% deposit£62,500
Stamp duty£15,000
Refurb£15,583
Legal + survey£2,150
Mortgage + broker£4,750
Cash needed£99,983
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
Stunning 2-bedroom apartment in the heart of Slough This property features modern amenities, a spacious living area, Close to transport links, shops, and restaurants. Perfect for first time or investment buyers looking for a stylish city living experience. Presented to market with no chain.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice