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Year 5 disposal
BMV -16%
⊞ View all 12
26/ 100
Weak
6.82% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -16% vs 12 nearby sold (last 12 mo) — instant equity
- Long lease (112 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£270/mo — significantly negative — real recurring drain
- -4.7% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£270/mo
You top up £270/mo
Price vs market
Below market value
-16% vs 12 sold · interior unseen
Return · IRR
-4.7%/yr
Loses money over 5 years
Cash left in
£43K
Stays in after refinancing at value
Price £185KCash to buy £69KReturn before costs on price 6.82%5-yr return on cash -17%Rent est. £1,051 (£968–£1,141)
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: £968–£1,141/mo · n=106
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £138,750 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
-£270
after mortgage, operating costs & tax
Rent in£1,051/mo gross
£1,011/mo collected · £40/mo lost to voids
Where it goes
£752Mortgage£529Costs
Outgoings exceed rent — you top up £270/mo
Mortgage£752
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−£270
Returns
Return before costs on price6.82%
Cash return on cash-4.70%
Gross margin£482
Cash needed£68,892
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
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 | £12,612 | £6,344 | £9,019 | £0 | £0 | -£2,751 | -£2,751 |
| Year 2 | £12,990 | £6,535 | £9,019 | £0 | £0 | -£2,563 | -£5,314 |
| Year 3 | £13,380 | £6,731 | £9,019 | £0 | £0 | -£2,369 | -£7,683 |
| Year 4 | £13,781 | £6,933 | £9,019 | £0 | £0 | -£2,170 | -£9,853 |
| Year 5 | £14,195 | £7,141 | £9,019 | £0 | £0 | -£1,964 | -£11,818 |
Disposal gain (gross)-£4,718
CGT£0
Net Disposal proceeds£199,149
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold112 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
112 yr
Extracted from listing description · verify with solicitor
Tenure & planning112 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 cohortHP13 6PQ · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 25.5 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
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 — -£270/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 | 6.82% | -£270 | £68,892 | -17.2% | Low | Feasible |
| Housing-benefit rent | 5.50% | -£489 | £68,892 | -35.1% | Med | Feasible |
| Council lease | 0.00% | -£1,118 | £68,892 | -99.3% | Low | Feasible |
| Refurb & refinance | 6.82% | -£270 | £80,709 | -14.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £206,434 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Chilterns · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Chilterns
- LHA monthly cap:
- £848
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
+£308/mo cash flow vs Rent it out if converted to Rent by the room
15.57% Return before costs on price converted vs 6.82% as-is
As-is Rent it out
Monthly profit-£73
Return before costs on price6.82%
Cash needed£58,148
If converted to Rent by the room
Monthly profit+£235
Return before costs on price15.57%
Cash needed£74,148
Δ vs Rent it out Monthly profit+£308
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miWide · CV 32.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodThe Royal Grammar School, High WycombeSecondary · Academy converter · HP13 6QT
- Not ratedAspireNot applicable · Academy alternative provision converter · HP13 6PQ
- Not ratedGodstowe Preparatory SchoolNot applicable · Other independent school · HP13 6PR
- Not ratedBowerdean Nursery SchoolNursery · Local authority nursery school · HP13 6AW
- Not ratedHamilton AcademyPrimary · Academy converter · HP13 6SG
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£12,612
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,236
Exit costs
Projected sale price (5y · 2%/yr growth)£204,255
Capital gain (pre-CGT)£19,255
Sale costs (~2.5%)£5,106
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-£11,818
Rates as of Oct 2024
Acquisition costs
£68,892cash neededPurchase price£185,000
Deposit (25%)£46,250
Stamp duty+5% additional-property surcharge£10,450
Refurb£6,417
Legal + survey£2,000
Mortgage fees£3,775
Total cash neededdeposit + costs (loan covers the rest)£68,892
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Buy the apartment. Keep the furniture. Move straight in.🏠
If you’re looking for your first home or a ready-to-go investment, this could be one to put on your list.
Tucked away in a private development just off Amersham Hill, this well-maintained one bedroom apartment has a lovely mix of modern living and character touches, including feature fireplaces that give the apartment a little more personality than your typical one bedroom.
Inside, you’ll find a bright open-plan lo…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
HP13 · same beds + typeMedian nearby: £1,100/mo · 20 of 20 already let+£49 vs our est
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- Priory Road, High Wycombe HP13Let1b£1,100/moMay 2026
- Roberts Road, High Wycombe HP13Let1b£950/moMay 2026
- Priory Avenue, High Wycombe, HP13Let1b£1,050/moMay 2026
- Priory Road, High Wycombe, HP13Let1b£1,100/moMay 2026
- Cheviot Close, High Wycombe HP13Let1b£1,095/moMay 2026
- Bellfield Road, High Wycombe, Bucking…Let1b£1,050/moMay 2026
- Priory Avenue, High Wycombe HP13Let1b£990/moMay 2026
- Priory Road HP13Let1b£1,000/moApr 2026
- Hughenden Road HP13Let1b£1,050/moApr 2026
- 3 Margarets Court, Pinions Road, High…Let1b£1,000/moApr 2026
- Bellfield Road, High Wycombe HP13Let1b£1,200/moApr 2026
- Totteridge Road, High Wycombe HP13Let1b£1,500/moNov 2025
- Corporation Street HP13Let1b£1,300/moNov 2025
- 17-19 Frogmoor, High Wycombe HP13Let1b£1,350/moJun 2025
- Hughenden Road, High Wycombe HP13Let1b£1,250/moJun 2025
- Roberts Road ( All Bills Included), H…Let1b£1,200/moJun 2025
- Totteridge Road, High Wycombe HP13Let1b£1,100/moJun 2025
Other deals nearby
HP13 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Kingshills Estate Agents
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£270
Cash needed
£69K
Return after costs
-4.70%
IRR
-4.69%
Amersham Hill, High Wycombe, Buckinghamshire HP13
flat · 1 bed · 1 bath
£185,000
est £1,051 · 6.82% gross
Leasehold 112yr
Priced below market
1 / 12
26/100
Marginal
6.82% — verify the rent + comps locally.
Priced below market -16% vs 12 nearby sold (last 12 mo)
Price
£185K
16% below sold comps
Return before costs
6.82%
est rent £1,051/monot enough comparablesRange £968–£1,141/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
—
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: £968–£1,141/mo · n=106
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £138,750 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
-£270
after mortgage, operating costs & tax
Rent in£1,051/mo gross
£1,011/mo collected · £40/mo lost to voids
Where it goes
£752Mortgage£529Costs
Outgoings exceed rent — you top up £270/mo
Mortgage£752
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−£270
Returns
Return before costs on price6.82%
Cash return on cash-4.70%
Gross margin£482
Cash needed£68,892
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Chilterns · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Chilterns
- LHA monthly cap:
- £848
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 | £12,612 | £6,344 | £9,019 | £0 | £0 | -£2,751 | -£2,751 |
| Year 2 | £12,990 | £6,535 | £9,019 | £0 | £0 | -£2,563 | -£5,314 |
| Year 3 | £13,380 | £6,731 | £9,019 | £0 | £0 | -£2,369 | -£7,683 |
| Year 4 | £13,781 | £6,933 | £9,019 | £0 | £0 | -£2,170 | -£9,853 |
| Year 5 | £14,195 | £7,141 | £9,019 | £0 | £0 | -£1,964 | -£11,818 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining112 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
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 miWide · CV 32.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,804
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£11,818
Acquisition costs
25% deposit£46,250
Stamp duty£10,450
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£3,775
Cash needed£68,892
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
Buy the apartment. Keep the furniture. Move straight in.🏠
If you’re looking for your first home or a ready-to-go investment, this could be one to put on your list.
Tucked away in a private development just off Amersham Hill, this well-maintained one bedroom apartment has a lovely mix of modern living and character touches, including feature fireplaces that give the apartment a little more personality than your typical one bedroom.
Inside, you’ll find a bright open-plan lo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice