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Year 5 disposal
BMV -26%
⊞ View all 9
25/ 100
Weak
6.69% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -26% vs 12 nearby sold (last 12 mo) — instant equity
- Long lease (979 yrs) — no short-lease drag
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£299/mo — significantly negative — real recurring drain
- -6.2% 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
−£299/mo
You top up £299/mo
Price vs market
Below market value
-26% vs 12 sold · interior unseen
Return · IRR
-6.2%/yr
Loses money over 5 years
Cash left in
£18K
Stays in after refinancing at value
Price £156KCash to buy £59KReturn before costs on price 6.69%5-yr return on cash -25%Rent est. £870 (£835–£906)
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: £835–£906/mo · n=62
Financing
DepositYour cash in — the rest is the mortgage25% · £39,000
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £117,000 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
-£299
after mortgage, operating costs & tax
Rent in£870/mo gross
£837/mo collected · £33/mo lost to voids
Where it goes
£634Mortgage£502Costs
Outgoings exceed rent — you top up £299/mo
Mortgage£634
Costs£502
Management£87
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£299
Returns
Return before costs on price6.69%
Cash return on cash-6.07%
Gross margin£334
Cash needed£59,177
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.32
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 | £10,440 | £6,026 | £7,605 | £0 | £0 | -£3,191 | -£3,191 |
| Year 2 | £10,753 | £6,207 | £7,605 | £0 | £0 | -£3,059 | -£6,250 |
| Year 3 | £11,076 | £6,393 | £7,605 | £0 | £0 | -£2,922 | -£9,172 |
| Year 4 | £11,408 | £6,585 | £7,605 | £0 | £0 | -£2,782 | -£11,953 |
| Year 5 | £11,750 | £6,782 | £7,605 | £0 | £0 | -£2,637 | -£14,590 |
Disposal gain (gross)-£4,906
CGT£0
Net Disposal proceeds£167,931
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold979 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
979 yr
Extracted from listing description · verify with solicitor
Tenure & planning979 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 cohortGL53 8EZ · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
UWE Bristol · 54.6 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
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 — -£299/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 | 6.69% | -£299 | £59,177 | -24.7% | Low | Feasible |
| Housing-benefit rent | 4.79% | -£542 | £59,177 | -49.2% | Med | Feasible |
| Council lease | 0.00% | -£1,000 | £59,177 | -103.7% | Low | Feasible |
| Refurb & refinance | 6.69% | -£299 | £69,544 | -21.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £175,404 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Cheltenham · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £623
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
+£433/mo cash flow vs Rent it out if converted to Rent by the room
18.46% Return before costs on price converted vs 6.69% as-is
As-is Rent it out
Monthly profit-£106
Return before costs on price6.69%
Cash needed£50,898
If converted to Rent by the room
Monthly profit+£327
Return before costs on price18.46%
Cash needed£66,898
Δ vs Rent it out Monthly profit+£433
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 27.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedSt Edward's SchoolNot applicable · Other independent school · GL53 8EY
- Not ratedCharlton Kings Infants' SchoolPrimary · Academy converter · GL53 8AY
- Not ratedCharlton Kings Junior SchoolPrimary · Academy converter · GL53 8QE
- Not ratedBalcarras SchoolSecondary · Academy converter · GL53 8QF
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£10,440
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,593
Exit costs
Projected sale price (5y · 2%/yr growth)£172,237
Capital gain (pre-CGT)£16,237
Sale costs (~2.5%)£4,306
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-£14,590
Rates as of Oct 2024
Acquisition costs
£59,177cash neededPurchase price£156,000
Deposit (25%)£39,000
Stamp duty+5% additional-property surcharge£8,420
Refurb£6,417
Legal + survey£2,000
Mortgage fees£3,340
Total cash neededdeposit + costs (loan covers the rest)£59,177
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Bettermove are proud to present this 1 bedroom flat in Charlton Kings, available with no forward chain. The property is currently tenanted, and it will be sold with tenants in situ for immediate investment. Rental yields can be obtained through Bettermove. The property benefits from double glazing, and gas central heating throughout, with on street parking available. The council tax band is A. This is a leasehold property with 979 years remaining on the lease The interior of…
Floor plans
Listing metazoopla · Bettermove
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£299
Cash needed
£59K
Return after costs
-6.07%
IRR
-6.17%
Lyefield Road West, Cheltenham GL53
flat · 1 bed · 1 bath
£156,000
est £870 · 6.69% gross
Chain freeLeasehold 979yr
Priced below market
1 / 9
25/100
Marginal
6.69% — verify the rent + comps locally.
Priced below market -26% vs 12 nearby sold (last 12 mo)
Chain free
Price
£156K
26% below sold comps
Return before costs
6.69%
est rent £870/monot enough comparablesRange £835–£906/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: £835–£906/mo · n=62
Financing
DepositYour cash in — the rest is the mortgage25% · £39,000
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £117,000 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
-£299
after mortgage, operating costs & tax
Rent in£870/mo gross
£837/mo collected · £33/mo lost to voids
Where it goes
£634Mortgage£502Costs
Outgoings exceed rent — you top up £299/mo
Mortgage£634
Costs£502
Management£87
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£299
Returns
Return before costs on price6.69%
Cash return on cash-6.07%
Gross margin£334
Cash needed£59,177
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.32
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Cheltenham · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £623
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 | £10,440 | £6,026 | £7,605 | £0 | £0 | -£3,191 | -£3,191 |
| Year 2 | £10,753 | £6,207 | £7,605 | £0 | £0 | -£3,059 | -£6,250 |
| Year 3 | £11,076 | £6,393 | £7,605 | £0 | £0 | -£2,922 | -£9,172 |
| Year 4 | £11,408 | £6,585 | £7,605 | £0 | £0 | -£2,782 | -£11,953 |
| Year 5 | £11,750 | £6,782 | £7,605 | £0 | £0 | -£2,637 | -£14,590 |
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 remaining979 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 27.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,521
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£14,590
Acquisition costs
25% deposit£39,000
Stamp duty£8,420
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£3,340
Cash needed£59,177
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
Bettermove are proud to present this 1 bedroom flat in Charlton Kings, available with no forward chain. The property is currently tenanted, and it will be sold with tenants in situ for immediate investment. Rental yields can be obtained through Bettermove. The property benefits from double glazing, and gas central heating throughout, with on street parking available. The council tax band is A. This is a leasehold property with 979 years remaining on the lease The interior of…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice