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Year 5 disposal
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94/ 100
Strong
9.43% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.43% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Leasehold 84yr — verify at solicitor
- 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
+£123/mo
Barely breaks even each month
Price
£160K
No local sold comps to compare
Return · IRR
2.6%/yr
Modest annualised return
Cash to get in
£66K
Deposit + fees + refurb
Return before costs on price 9.43%5-yr return on cash 19%Rent est. £1,257 (£1,174–£1,346)
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: £1,174–£1,346/mo · n=190
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£9,247–£17,261 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £120,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£123
after mortgage, operating costs & tax
Rent in£1,257/mo gross
£1,209/mo collected · £48/mo lost to voids
Where it goes
£650Mortgage£407Costs
£123/mo left as profit · 10% of rent kept
Mortgage£650
Costs£407
Management£126
Maintenance£67
Insurance£20
CapEx reserve£63
Voids + council tax£5
Service charge + ground rent£22
Ltd co. accounts£104
Tax£29
Profit+£123
Returns
Return before costs on price9.43%
Cash return on cash2.22%
Gross margin£802
Cash needed£66,429
Monthly profit payback45y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.86
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 | £15,084 | £4,879 | £7,800 | £0 | £457 | £1,948 | £1,948 |
| Year 2 | £15,537 | £5,025 | £7,800 | £0 | £515 | £2,196 | £4,144 |
| Year 3 | £16,003 | £5,176 | £7,800 | £0 | £575 | £2,451 | £6,595 |
| Year 4 | £16,483 | £5,332 | £7,800 | £0 | £637 | £2,714 | £9,309 |
| Year 5 | £16,977 | £5,491 | £7,800 | £0 | £700 | £2,986 | £12,295 |
Disposal gain (gross)-£10,792
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leasehold84 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
89 yr
Ground rent
Doubling = lender risk
£10/yr
Lease shortening — 89 years remaining
Still mortgageable today, but plan to extend before it dips below 80. Marriage-value premium kicks in below 80 years.
Extracted from listing description · verify with solicitor
Tenure & planning84 yr
Legal & planning
2 checks- TenureLeasehold
- 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 cohortNR1 3ER · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 92.6 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 · 826 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£5,782–£10,738
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,086–£17,346
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 — +£123/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 | 9.43% | +£123 | £66,429 | 18.5% | Low | Feasible |
| Housing-benefit rent | 5.20% | -£351 | £66,429 | -24.9% | Med | Feasible |
| Council lease | 5.20% | -£205 | £66,429 | -16.0% | Low | Feasible |
| Refurb & refinance | 9.43% | +£123 | £79,361 | 15.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£213 | £187,961 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Central Norfolk & Norwich · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Norfolk & Norwich
- LHA monthly cap:
- £693
- Scheme type:
- PSL
- Premium:
- +0% 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
+£158/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 9.43% as-is
As-is Rent it out
Monthly profit+£156
Return before costs on price9.43%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.00%
Cash needed£67,898
Δ vs Rent it out Monthly profit+£158
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
£43,250–£81,420full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,304–£5,782
- Replumb£2,478–£4,956
- Windows£8,260–£14,868
- Paint + decor£5,782–£10,738
- Flooring£9,086–£17,346
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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodNotre Dame High School, NorwichSecondary · Academy converter · NR1 3PB
- Not ratedThe Free School NorwichPrimary · Free schools · NR1 3NX
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£15,084
Section 24 credit£0
Annual tax due£457
Post-tax Monthly profit annual£1,368
Exit costs
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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£12,295
Rates as of Oct 2024
Acquisition costs
£66,429cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£12,329
Legal + survey£2,000
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£66,429
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Guide Price: £160,000 - £170,000. City living made easy with space, storage and everything on your doorstep. This spacious ground floor apartment enjoys a highly convenient position within walking distance of Norwich city centre, making it an excellent choice for first-time buyers, professionals, downsizers and investors alike. Offering its own private entrance, the property features a generous living/dining room, a modern fitted kitchen and two comfortable double bedrooms wi…
Floor plans
Listing metazoopla · Minors & Brady
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£123
Cash needed
£66K
Return after costs
2.22%
IRR
2.59%
Horns Lane, Norwich NR1
flat · 2 bed · 1 bath · 826 sqft
£160,000
est £1,257 · 9.43% gross
Leasehold 84yrEPC C
1 / 16
94/100
Strong
9.43% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.43% Return before costs — above-market
Lease 84 yrs — extend before exit
Price
£160K
Return before costs
9.43%
est rent £1,257/monot enough comparablesRange £1,174–£1,346/mo (Q1–Q3)
Bedrooms
2
1 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: £1,174–£1,346/mo · n=190
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£9,247–£17,261 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £120,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£123
after mortgage, operating costs & tax
Rent in£1,257/mo gross
£1,209/mo collected · £48/mo lost to voids
Where it goes
£650Mortgage£407Costs
£123/mo left as profit · 10% of rent kept
Mortgage£650
Costs£407
Management£126
Maintenance£67
Insurance£20
CapEx reserve£63
Voids + council tax£5
Service charge + ground rent£22
Ltd co. accounts£104
Tax£29
Profit+£123
Returns
Return before costs on price9.43%
Cash return on cash2.22%
Gross margin£802
Cash needed£66,429
Monthly profit payback45y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.86
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Central Norfolk & Norwich · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Norfolk & Norwich
- LHA monthly cap:
- £693
- Scheme type:
- PSL
- Premium:
- +0% 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 | £15,084 | £4,879 | £7,800 | £0 | £457 | £1,948 | £1,948 |
| Year 2 | £15,537 | £5,025 | £7,800 | £0 | £515 | £2,196 | £4,144 |
| Year 3 | £16,003 | £5,176 | £7,800 | £0 | £575 | £2,451 | £6,595 |
| Year 4 | £16,483 | £5,332 | £7,800 | £0 | £637 | £2,714 | £9,309 |
| Year 5 | £16,977 | £5,491 | £7,800 | £0 | £700 | £2,986 | £12,295 |
Rent by the room upside
What we verified
5306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining84 yr
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
Service chargeReduces net yield£250/yr
Ground rentDoubling clauses kill mortgageability£10/yr
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£1,560
Annual rental tax£347
CGT yr 5£0 · company level
5y net total£12,295
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£12,329
Legal + survey£2,000
Mortgage + broker£3,400
Cash needed£66,429
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
Guide Price: £160,000 - £170,000. City living made easy with space, storage and everything on your doorstep. This spacious ground floor apartment enjoys a highly convenient position within walking distance of Norwich city centre, making it an excellent choice for first-time buyers, professionals, downsizers and investors alike. Offering its own private entrance, the property features a generous living/dining room, a modern fitted kitchen and two comfortable double bedrooms wi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice