Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 27
76/ 100
Solid
7.63% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.63% 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)
- 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
+£44/mo
Barely breaks even each month
Price
£235K
No local sold comps to compare
Return · IRR
0.9%/yr
Modest annualised return
Cash to get in
£89K
Deposit + fees + refurb
Return before costs on price 7.63%5-yr return on cash 10%Rent est. £1,495 (£1,476–£1,514)
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: £1,476–£1,514/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £58,750
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 (£7,673–£14,322 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £176,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£44
after mortgage, operating costs & tax
Rent in£1,495/mo gross
£1,438/mo collected · £58/mo lost to voids
Where it goes
£955Mortgage£429Costs
£44/mo left as profit · 3% of rent kept
Mortgage£955
Costs£429
Management£150
Maintenance£67
Insurance£28
CapEx reserve£75
Voids + council tax£6
Ltd co. accounts£104
Tax£10
Profit+£44
Returns
Return before costs on price7.63%
Cash return on cash0.59%
Gross margin£1,009
Cash needed£89,155
Monthly profit payback100+ yrs
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 | £17,940 | £5,147 | £11,456 | £0 | £254 | £1,083 | £1,083 |
| Year 2 | £18,478 | £5,301 | £11,456 | £0 | £327 | £1,394 | £2,476 |
| Year 3 | £19,033 | £5,460 | £11,456 | £0 | £402 | £1,714 | £4,190 |
| Year 4 | £19,604 | £5,624 | £11,456 | £0 | £479 | £2,044 | £6,234 |
| Year 5 | £20,192 | £5,793 | £11,456 | £0 | £559 | £2,383 | £8,618 |
Disposal gain (gross)-£7,907
CGT£0
Net Disposal proceeds£252,973
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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
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 cohortSO16 9PE · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Southampton · 4.7 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 · 657 sqft
£19k–£38k
£ per sqft
building cost only
£29–£57
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,599–£8,541
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,227–£13,797
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
Council lease wins — +£216/mo · £172/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.63% | +£44 | £89,155 | 9.7% | Low | Feasible |
| Housing-benefit rent | 4.46% | -£507 | £89,155 | -27.5% | Med | Feasible |
| ⭐ Council lease | 7.63% | +£216 | £89,155 | 18.6% | Low | Feasible |
| Refurb & refinance | 7.63% | +£44 | £104,997 | 8.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £264,972 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Southampton · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southampton
- LHA monthly cap:
- £873
- Scheme type:
- PSL
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
+£2/mo cash flow vs Rent it out if converted to Rent by the room
12.26% Return before costs on price converted vs 7.63% as-is
As-is Rent it out
Monthly profit+£75
Return before costs on price7.63%
Cash needed£70,648
If converted to Rent by the room
Monthly profit+£77
Return before costs on price12.26%
Cash needed£86,648
Δ vs Rent it out Monthly profit+£2
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 71% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 40m (below threshold)
- local council HMO approval rate 71% (187 decisions)
≈0.0% within 40 m vs 10% policy
£37,335–£70,435full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,628–£4,599
- Replumb£1,971–£3,942
- Windows£6,570–£11,826
- Paint + decor£4,599–£8,541
- Flooring£7,227–£13,797
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
Southampton City-wide HMO Article 4
≈0.0% within 40 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodCompass SchoolNot applicable · Pupil referral unit · SO16 9FQ
- Not ratedHoly Family Catholic Primary School - Part of the Learning Federation Partnership of SchoolsPrimary · Voluntary aided school · SO16 9LP
- Not ratedMansel Park Primary & Nursery School - Part of the Learning Federation Partnership of SchoolsPrimary · Community school · SO16 9HZ
- Not ratedNewlands Primary SchoolPrimary · Foundation school · SO16 9QX
- Not ratedRedbridge Primary SchoolPrimary · Foundation school · SO16 9BB
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£17,940
Section 24 credit£0
Annual tax due£254
Post-tax Monthly profit annual£393
Exit costs
Projected sale price (5y · 2%/yr growth)£259,459
Capital gain (pre-CGT)£24,459
Sale costs (~2.5%)£6,486
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£8,618
Rates as of Oct 2024
Acquisition costs
£89,155cash neededPurchase price£235,000
Deposit (25%)£58,750
Stamp duty+5% additional-property surcharge£13,950
Refurb£10,230
Legal + survey£1,700
Mortgage fees£4,525
Total cash neededdeposit + costs (loan covers the rest)£89,155
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A well presented two bedroom semi-detached property situated in the popular residential area of Shirley, Southampton. The property offers comfortable and practical accommodation, making it an ideal choice for first-time buyers, couples, or those looking to downsize. The accommodation comprises two bedrooms, a family bathroom, and a conservatory which provides useful additional living space and a pleasant outlook over the rear garden.
Outside, the property benefits from a pri…
Floor plans
Listing metazoopla · Citrine Estates Ltd
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£44
Cash needed
£89K
Return after costs
0.59%
IRR
0.87%
Blakeney Road, Southampton SO16
semi_detached · 2 bed · 1 bath · 657 sqft
£235,000
est £1,495 · 7.63% gross
EPC D
1 / 27
76/100
Solid
7.63% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.63% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£235K
Return before costs
7.63%
est rent £1,495/monot enough comparablesRange £1,476–£1,514/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
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: £1,476–£1,514/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £58,750
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 (£7,673–£14,322 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £176,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£44
after mortgage, operating costs & tax
Rent in£1,495/mo gross
£1,438/mo collected · £58/mo lost to voids
Where it goes
£955Mortgage£429Costs
£44/mo left as profit · 3% of rent kept
Mortgage£955
Costs£429
Management£150
Maintenance£67
Insurance£28
CapEx reserve£75
Voids + council tax£6
Ltd co. accounts£104
Tax£10
Profit+£44
Returns
Return before costs on price7.63%
Cash return on cash0.59%
Gross margin£1,009
Cash needed£89,155
Monthly profit payback100+ yrs
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 Southampton · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southampton
- LHA monthly cap:
- £873
- Scheme type:
- PSL
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £17,940 | £5,147 | £11,456 | £0 | £254 | £1,083 | £1,083 |
| Year 2 | £18,478 | £5,301 | £11,456 | £0 | £327 | £1,394 | £2,476 |
| Year 3 | £19,033 | £5,460 | £11,456 | £0 | £402 | £1,714 | £4,190 |
| Year 4 | £19,604 | £5,624 | £11,456 | £0 | £479 | £2,044 | £6,234 |
| Year 5 | £20,192 | £5,793 | £11,456 | £0 | £559 | £2,383 | £8,618 |
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 typeFreehold
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
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,291
Annual rental tax£123
CGT yr 5£0 · company level
5y net total£8,618
Acquisition costs
25% deposit£58,750
Stamp duty£13,950
Refurb£10,230
Legal + survey£1,700
Mortgage + broker£4,525
Cash needed£89,155
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
A well presented two bedroom semi-detached property situated in the popular residential area of Shirley, Southampton. The property offers comfortable and practical accommodation, making it an ideal choice for first-time buyers, couples, or those looking to downsize. The accommodation comprises two bedrooms, a family bathroom, and a conservatory which provides useful additional living space and a pleasant outlook over the rear garden.
Outside, the property benefits from a pri…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice