Monthly profit +£269/mo from completion — the no.1 reason to invest
23.34% return before costs — above-market
Priced below market -69% vs 12 nearby sold (last 12 mo) — instant equity
10.2% 5y IRR — strong total return on capital
Why to be cautious
EPC E — must hit C by 2030 (~£6,000–£12,000)
Auction lot — bridging-only finance, 28-day completion
Service charge unknown — could swing £100-300/mo
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
+£269/mo
Pays you every month, net of costs
Price vs market
Below market value
-69% vs 12 sold · interior unseen
Return · IRR
10.2%/yr
Solid annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £60KCash to buy £33KReturn before costson price23.34%5-yr return on cash 62%Rent est. £1,167 (£1,042–£1,307)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £1,042–£1,307/mo · n=86
Financing
DepositYour cash in — the rest is the mortgage25% · £15,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £45,000 loan + £1,000 booking fee
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.
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
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — +£269/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
23.34%
+£269
£32,664
61.8%
Low
Feasible
Housing-benefit rent
15.96%
-£19
£32,664
9.0%
Med
Feasible
Council lease
0.00%
-£610
£32,664
-116.2%
Low
Feasible
Refurb & refinance
23.34%
+£269
£39,970
50.5%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£366
£80,070
-11%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Cheltenham · cap £798/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Cheltenham
LHA monthly cap:
£798
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£217/mo cash flow vs Rent it out if converted to Rent by the room
48.00% Return before costs on price converted vs 23.34% as-is
As-is Rent it out
Monthly profit+£413
Return before costson price23.34%
Cash needed£26,898
If converted to Rent by the room
Monthly profit+£630
Return before costson price48.00%
Cash needed£42,898
Δ vs Rent it outMonthly profit+£217
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
£36,000
Range: £30,600 – £41,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£18,863–£36,000full refurb + room split
⚠️ Capped at 60% of £60,000 asking (£36,000). Raw model: £51,090–£97,505. Verify with a surveyor before offering.
What's in this cost
Kitchen£3,522–£7,045
1 × bathroom£2,381–£4,366
Rewire£1,329–£2,658
Replumb£997–£2,326
Windows£3,323–£6,314
Paint + decor£2,991–£5,317
Flooring£4,320–£7,975
Comparables
sold within 0.5 mi
Wide · CV 36.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
Transport score100 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
Berkhampstead School
Not applicable · Other independent school · GL52 2QA
Not rated
Holy Trinity Church of England Primary School
Primary · Voluntary controlled school · GL52 2JP
Not rated
St John's Church of England Primary School
Primary · Voluntary controlled school · GL52 2SN
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£3,127/yr kept
Annual gross rent£14,004
Section 24 credit£0
Annual tax due£860
Post-tax Monthly profitannual£3,127
Exit costs
£20,196 after CGT
Projected sale price (5y · 2%/yr growth)£66,245
Capital gain (pre-CGT)£6,245
Sale costs (~2.5%)£1,656
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 profitafter CGT£20,196
Rates as of Oct 2024
Acquisition costs
£32,664cash needed
Purchase price£60,000
Deposit (25%)£15,000
Stamp duty+5% additional-property surcharge£3,000
Refurb£10,764
Legal + survey£2,000
Mortgage fees£1,900
Total cash neededdeposit + costs (loan covers the rest)£32,664
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Lot 101 for sale by online auction on 21st October 2026
Leasehold Flat Vacant Possession
Situated off High Street, close to the amenities available in Cheltenham City Centre and travelling facilities including Cheltenham Spa Train Station. Cheltenham Racecourse and Pitville Park are also nearby.
A Self-Contained Second Floor Flat requiring modernisation in a Grade II Listed Regency Building with accommodation comprising:
Entrance Hall
Living Room
Kitchen
Bedroom (One)
Bed…
Priced below market -69% vs 12 nearby sold (last 12 mo)
Monthly profit+£269/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
23.34% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£60K
69% below sold comps
Return before costs
23.34%
est rent £1,167/monot enough comparablesRange £1,042–£1,307/mo (Q1–Q3)
Bedrooms
2
— bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030 ~£6,000–£12,000 upgrade
Deal flags2 issues
Auction
Guide price — assume +20-30% in the room
EPC E — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £1,042–£1,307/mo · n=86
Financing
DepositYour cash in — the rest is the mortgage25% · £15,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £45,000 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Cheltenham · cap £798/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Cheltenham
LHA monthly cap:
£798
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
£14,004
£6,553
£2,925
£0
£860
£3,666
£3,666
Year 2
£14,424
£6,750
£2,925
£0
£902
£3,847
£7,513
Year 3
£14,857
£6,952
£2,925
£0
£946
£4,034
£11,547
Year 4
£15,303
£7,161
£2,925
£0
£991
£4,226
£15,773
Year 5
£15,762
£7,376
£2,925
£0
£1,038
£4,423
£20,196
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
13 total
2425
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining964 yr
HeritageListed building / conservation areaListed
Building condition3▾
EPC~£6,000–£12,000 to upgrade to CE
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile3▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 mi
Wide · CV 36.8%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£585
Annual rental tax£758
CGT yr 5£0 · company level
5y net total£20,196
Acquisition costs
£33K
25% deposit£15,000
Stamp duty£3,000
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£1,900
Cash needed£32,664
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
Lot 101 for sale by online auction on 21st October 2026
Leasehold Flat Vacant Possession
Situated off High Street, close to the amenities available in Cheltenham City Centre and travelling facilities including Cheltenham Spa Train Station. Cheltenham Racecourse and Pitville Park are also nearby.
A Self-Contained Second Floor Flat requiring modernisation in a Grade II Listed Regency Building with accommodation comprising:
Entrance Hall
Living Room
Kitchen
Bedroom (One)
Bed…