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Year 5 disposal
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99/ 100
Strong
10.41% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.41% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Auction lot — bridging-only finance, 28-day completion
- Service charge unknown — could swing £100-300/mo
- 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
+£71/mo
Barely breaks even each month
Price
£155K
No local sold comps to compare
Return · IRR
1.7%/yr
Modest annualised return
Cash to get in
£63K
Deposit + fees + refurb
Return before costs on price 10.41%5-yr return on cash 14%Rent est. £1,344 (£1,295–£1,395)
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: £1,295–£1,395/mo · n=141
Financing
DepositYour cash in — the rest is the mortgage25% · £38,750
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £116,250 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
+£71
after mortgage, operating costs & tax
Rent in£1,344/mo gross
£1,292/mo collected · £52/mo lost to voids
Where it goes
£630Mortgage£575Costs
£71/mo left as profit · 6% of rent kept
Mortgage£630
Costs£575
Management£134
Maintenance£67
Insurance£20
CapEx reserve£67
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£17
Profit+£71
Returns
Return before costs on price10.41%
Cash return on cash1.35%
Gross margin£718
Cash needed£63,189
Monthly profit payback74y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.05
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £16,128 | £6,897 | £7,556 | £0 | £318 | £1,357 | £1,357 |
| Year 2 | £16,612 | £7,104 | £7,556 | £0 | £371 | £1,581 | £2,938 |
| Year 3 | £17,110 | £7,317 | £7,556 | £0 | £425 | £1,812 | £4,750 |
| Year 4 | £17,624 | £7,536 | £7,556 | £0 | £481 | £2,050 | £6,800 |
| Year 5 | £18,152 | £7,762 | £7,556 | £0 | £538 | £2,296 | £9,096 |
Disposal gain (gross)-£9,260
CGT£0
Net Disposal proceeds£166,854
What we verified
What we verified
24052 ok · 4 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
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 cohortRG21 7AQ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 21.5 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 — +£71/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 | 10.41% | +£71 | £63,189 | 14.4% | Low | Feasible |
| Housing-benefit rent | 7.33% | -£297 | £63,189 | -18.9% | Med | Feasible |
| Council lease | 0.00% | -£996 | £63,189 | -96.7% | Low | Feasible |
| Refurb & refinance | 10.41% | +£71 | £75,245 | 12.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £180,420 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £947
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
+£101/mo cash flow vs Rent it out if converted to Rent by the room
18.58% Return before costs on price converted vs 10.41% as-is
As-is Rent it out
Monthly profit+£229
Return before costs on price10.41%
Cash needed£50,648
If converted to Rent by the room
Monthly profit+£330
Return before costs on price18.58%
Cash needed£66,648
Δ vs Rent it out Monthly profit+£101
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£52,074–£93,000full refurb + room split
⚠️ Capped at 60% of £155,000 asking (£93,000). Raw model: £58,230–£103,995. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,853–£17,707
- 1 × bathroom£6,036–£11,067
- Rewire£4,225–£6,761
- Replumb£3,380–£5,916
- Windows£9,296–£16,057
- Paint + decor£8,451–£14,367
- Flooring£11,831–£21,127
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£16,128
Section 24 credit£0
Annual tax due£318
Post-tax Monthly profit annual£737
Exit costs
Projected sale price (5y · 2%/yr growth)£171,133
Capital gain (pre-CGT)£16,133
Sale costs (~2.5%)£4,278
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£9,096
Rates as of Oct 2024
Acquisition costs
£63,189cash neededPurchase price£155,000
Deposit (25%)£38,750
Stamp duty+5% additional-property surcharge£8,350
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,325
Total cash neededdeposit + costs (loan covers the rest)£63,189
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary
Being sold via Secure Sale online bidding. Terms & Conditions apply. This property will be legally prepared, enabling any interested buyer to secure the property immediately once their bid/offer has been accepted. Ultimately, a transparent process which provides speed, security and certainty for all parties.
This contemporary two-bedroom, one-bathroom flat boasts a thoughtfully designed layout, ideal for modern living. The property features a spacious open plan kitc…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
RG21 · same beds + typeMedian nearby: £1,400/mo · 20 of 20 already let+£56 vs our est
- Alencon Link, Basingstoke, RG21Let2b£1,420/moMay 2026
- Alencon Link, Basingstoke, RG21Let2b£1,440/moMay 2026
- The Danes, Basingstoke, RG21Let2b£1,300/moMay 2026
- Alencon Link, Basingstoke, RG21Let2b£1,400/moMay 2026
- Alencon Link, Basingstoke, RG21Let2b£1,350/moMay 2026
- Normandy House, Basingstoke, RG21Let2b£1,450/moMay 2026
- Normandy House, Basingstoke, RG21Let2b£1,440/moMay 2026
- Alencon Link, Basingstoke, RG21Let2b£1,450/moMay 2026
- Strong Drive, Basingstoke, RG21Let2b£1,350/moMay 2026
- Normandy House, Basingstoke, RG21Let2b£1,420/moMay 2026
- Sylvia Close, Sylvia Close, Basingsto…Let2b£1,250/moMay 2026
- Skyline Plaza, Alencon Link, Basingst…Let2b£1,400/moMay 2026
- Cranbourne Lane, Cranbourne, Basingst…Let2b£1,350/moMay 2026
- Alencon Link, Basingstoke, RG21Let2b£1,425/moMay 2026
- Wote Street, BASINGSTOKE, RG21Let2b£1,400/moMay 2026
- Sinclair Drive, Basingstoke, RG21Let2b£1,400/moMay 2026
- Alencon Link, Basingstoke, RG21Let2b£1,480/moMay 2026
- Wolverton Square, Basingstoke, RG21Let2b£1,350/moMay 2026
- Crown Heights, Alencon Link, Basingst…Let2b£1,350/moMay 2026
- Skippetts Gardens, Basingstoke, RG21Let2b£1,400/moMay 2026
Other deals nearby
RG21 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Pattinson - Auctions
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£71
Cash needed
£63K
Return after costs
1.35%
IRR
1.67%
Alencon Link, Basingstoke RG21
flat · 2 bed · 1 bath
£155,000
est £1,344 · 10.41% gross
EPC D
1 / 20
99/100
Strong
10.41% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.41% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£155K
Return before costs
10.41%
est rent £1,344/monot enough comparablesRange £1,295–£1,395/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags2 issues
Auction
Guide price — assume +20-30% in the room
EPC D — 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 (£)
Local comp range: £1,295–£1,395/mo · n=141
Financing
DepositYour cash in — the rest is the mortgage25% · £38,750
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £116,250 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
+£71
after mortgage, operating costs & tax
Rent in£1,344/mo gross
£1,292/mo collected · £52/mo lost to voids
Where it goes
£630Mortgage£575Costs
£71/mo left as profit · 6% of rent kept
Mortgage£630
Costs£575
Management£134
Maintenance£67
Insurance£20
CapEx reserve£67
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£17
Profit+£71
Returns
Return before costs on price10.41%
Cash return on cash1.35%
Gross margin£718
Cash needed£63,189
Monthly profit payback74y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.05
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £947
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 | £16,128 | £6,897 | £7,556 | £0 | £318 | £1,357 | £1,357 |
| Year 2 | £16,612 | £7,104 | £7,556 | £0 | £371 | £1,581 | £2,938 |
| Year 3 | £17,110 | £7,317 | £7,556 | £0 | £425 | £1,812 | £4,750 |
| Year 4 | £17,624 | £7,536 | £7,556 | £0 | £481 | £2,050 | £6,800 |
| Year 5 | £18,152 | £7,762 | £7,556 | £0 | £538 | £2,296 | £9,096 |
Rent by the room upside
What we verified
2506
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▾
EPC~£3,000–£7,000 to upgrade to CD
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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,511
Annual rental tax£200
CGT yr 5£0 · company level
5y net total£9,096
Acquisition costs
25% deposit£38,750
Stamp duty£8,350
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,325
Cash needed£63,189
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
Being sold via Secure Sale online bidding. Terms & Conditions apply. This property will be legally prepared, enabling any interested buyer to secure the property immediately once their bid/offer has been accepted. Ultimately, a transparent process which provides speed, security and certainty for all parties.
This contemporary two-bedroom, one-bathroom flat boasts a thoughtfully designed layout, ideal for modern living. The property features a spacious open plan kitc…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice