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Year 5 disposal
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36/ 100
Weak
7.64% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.64% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC B — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£190/mo — mildly negative — equity build may cover
- -3.3% 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
−£190/mo
You top up £190/mo
Price
£165K
No local sold comps to compare
Return · IRR
-3.3%/yr
Loses money over 5 years
Cash to get in
£67K
Deposit + fees + refurb
Return before costs on price 7.64%5-yr return on cash -11%Rent est. £1,050 (£969–£1,138)
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: £969–£1,138/mo · n=85
Financing
DepositYour cash in — the rest is the mortgage25% · £41,250
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 £123,750 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
-£190
after mortgage, operating costs & tax
Rent in£1,050/mo gross
£1,010/mo collected · £40/mo lost to voids
Where it goes
£670Mortgage£529Costs
Outgoings exceed rent — you top up £190/mo
Mortgage£670
Costs£529
Management£105
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£190
Returns
Return before costs on price7.64%
Cash return on cash-3.42%
Gross margin£480
Cash needed£66,539
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.51
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 | £12,600 | £6,350 | £8,044 | £0 | £0 | -£1,793 | -£1,793 |
| Year 2 | £12,978 | £6,540 | £8,044 | £0 | £0 | -£1,606 | -£3,399 |
| Year 3 | £13,367 | £6,736 | £8,044 | £0 | £0 | -£1,413 | -£4,812 |
| Year 4 | £13,768 | £6,938 | £8,044 | £0 | £0 | -£1,214 | -£6,025 |
| Year 5 | £14,181 | £7,146 | £8,044 | £0 | £0 | -£1,009 | -£7,034 |
Disposal gain (gross)-£9,195
CGT£0
Net Disposal proceeds£177,619
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 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
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 cohortGL1 3HH · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
UWE Bristol · 46.4 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 · 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 — -£190/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 | 7.64% | -£190 | £66,539 | -10.6% | Low | Feasible |
| Housing-benefit rent | 5.26% | -£503 | £66,539 | -39.1% | Med | Feasible |
| Council lease | 5.26% | -£422 | £66,539 | -36.7% | Low | Feasible |
| Refurb & refinance | 7.64% | -£190 | £79,095 | -8.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £191,120 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Gloucester · cap £723/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Gloucester
- LHA monthly cap:
- £723
- Scheme type:
- nominee
- 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
+£295/mo cash flow vs Rent it out if converted to Rent by the room
17.45% Return before costs on price converted vs 7.64% as-is
As-is Rent it out
Monthly profit+£4
Return before costs on price7.64%
Cash needed£53,148
If converted to Rent by the room
Monthly profit+£298
Return before costs on price17.45%
Cash needed£69,148
Δ vs Rent it out Monthly profit+£295
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
£52,800
Range: £45,600 – £62,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£51,090–£97,505full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- Rewire£3,600–£7,200
- Replumb£2,700–£6,300
- Windows£9,000–£17,100
- Paint + decor£8,100–£14,400
- Flooring£11,700–£21,600
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
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodDenmark Road High SchoolSecondary · Academy converter · GL1 3JN
- Not ratedEdward Jenner SchoolNot applicable · Other independent school · GL1 3NZ
- Not ratedWotton House International School GloucestershireNot applicable · Other independent school · GL1 3PR
- Not ratedKingsholm Church of England Primary SchoolPrimary · Voluntary controlled school · GL1 3BN
- Not ratedSt Peter's Catholic Primary SchoolPrimary · Academy converter · GL1 3PY
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£12,600
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,278
Exit costs
Projected sale price (5y · 2%/yr growth)£182,173
Capital gain (pre-CGT)£17,173
Sale costs (~2.5%)£4,554
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-£7,034
Rates as of Oct 2024
Acquisition costs
£66,539cash neededPurchase price£165,000
Deposit (25%)£41,250
Stamp duty+5% additional-property surcharge£9,050
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,475
Total cash neededdeposit + costs (loan covers the rest)£66,539
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Tenure: Leasehold
Move property Sales & Lettings are delighted to welcome to the market this beautifully presented, ground floor executive apartment. Being sold with tenants in situ offering a gross rental income of £12,300per annum, this property is conveniently located on London Road just a half mile from the city centre and Kingsholm Stadium and just 1.5 miles to the Gloucester Docks & Quays.
You access the apartment into the entrance hall where you will find a sleek mod…
Floor plans
Listing metazoopla · Move Sales and Lettings
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£190
Cash needed
£67K
Return after costs
-3.42%
IRR
-3.26%
97A London Road, Gloucester GL1
flat · 2 bed · 1 bath
£165,000
est £1,050 · 7.64% gross
EPC B
1 / 11
36/100
Marginal
7.64% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.64% Return before costs — above-market
Price
£165K
Return before costs
7.64%
est rent £1,050/monot enough comparablesRange £969–£1,138/mo (Q1–Q3)
Bedrooms
2
1 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 (£)
Local comp range: £969–£1,138/mo · n=85
Financing
DepositYour cash in — the rest is the mortgage25% · £41,250
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 £123,750 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
-£190
after mortgage, operating costs & tax
Rent in£1,050/mo gross
£1,010/mo collected · £40/mo lost to voids
Where it goes
£670Mortgage£529Costs
Outgoings exceed rent — you top up £190/mo
Mortgage£670
Costs£529
Management£105
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£190
Returns
Return before costs on price7.64%
Cash return on cash-3.42%
Gross margin£480
Cash needed£66,539
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.51
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Gloucester · cap £723/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Gloucester
- LHA monthly cap:
- £723
- Scheme type:
- nominee
- 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 | £12,600 | £6,350 | £8,044 | £0 | £0 | -£1,793 | -£1,793 |
| Year 2 | £12,978 | £6,540 | £8,044 | £0 | £0 | -£1,606 | -£3,399 |
| Year 3 | £13,367 | £6,736 | £8,044 | £0 | £0 | -£1,413 | -£4,812 |
| Year 4 | £13,768 | £6,938 | £8,044 | £0 | £0 | -£1,214 | -£6,025 |
| Year 5 | £14,181 | £7,146 | £8,044 | £0 | £0 | -£1,009 | -£7,034 |
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 ratingB
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,609
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,034
Acquisition costs
25% deposit£41,250
Stamp duty£9,050
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,475
Cash needed£66,539
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
Move property Sales & Lettings are delighted to welcome to the market this beautifully presented, ground floor executive apartment. Being sold with tenants in situ offering a gross rental income of £12,300per annum, this property is conveniently located on London Road just a half mile from the city centre and Kingsholm Stadium and just 1.5 miles to the Gloucester Docks & Quays.
You access the apartment into the entrance hall where you will find a sleek mod…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice