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Year 5 disposal
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34/ 100
Weak
7.43% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.43% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (955 yrs) — no short-lease drag
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£196/mo — mildly negative — equity build may cover
- -1.6% 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
−£196/mo
You top up £196/mo
Price vs market
Above comparable sales
+12% vs 12 sold
Return · IRR
-1.6%/yr
Loses money over 5 years
Cash to get in
£107K
Deposit + fees + refurb
Price £160KReturn before costs on price 7.43%5-yr return on cash -7%Rent est. £991 (£949–£1,035)
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: £949–£1,035/mo · n=19
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 (£39,570–£73,864 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
-£196
after mortgage, operating costs & tax
Rent in£991/mo gross
£953/mo collected · £38/mo lost to voids
Where it goes
£650Mortgage£499Costs
Outgoings exceed rent — you top up £196/mo
Mortgage£650
Costs£499
Management£99
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£7
Service charge + ground rent£152
Ltd co. accounts£104
Tax—
Shortfall−£196
Returns
Return before costs on price7.43%
Cash return on cash-2.20%
Gross margin£454
Cash needed£106,860
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.47
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 | £11,892 | £5,985 | £7,800 | £0 | £0 | -£1,893 | -£1,893 |
| Year 2 | £12,249 | £6,165 | £7,800 | £0 | £0 | -£1,716 | -£3,609 |
| Year 3 | £12,616 | £6,350 | £7,800 | £0 | £0 | -£1,534 | -£5,143 |
| Year 4 | £12,995 | £6,540 | £7,800 | £0 | £0 | -£1,346 | -£6,489 |
| Year 5 | £13,385 | £6,737 | £7,800 | £0 | £0 | -£1,152 | -£7,641 |
Disposal gain (gross)-£51,223
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold955 yr
Tenure & planning955 yr
Legal & planning
2 checks- TenureLeasehold
- 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 cohortSN4 8LX · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bath · 35.7 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 · 623 sqft
£18k–£36k
£ per sqft
building cost only
£30–£59
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,361–£8,099
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,853–£13,083
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 — -£196/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 | 7.43% | -£196 | £106,860 | -7.2% | Low | Feasible |
| Housing-benefit rent | 5.87% | -£417 | £106,860 | -19.0% | Med | Feasible |
| Council lease | 0.00% | -£993 | £106,860 | -57.0% | Low | Feasible |
| Refurb & refinance | 7.43% | -£196 | £135,964 | -5.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£343 | £244,564 | -21% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
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
+£338/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 7.43% as-is
As-is Rent it out
Monthly profit-£24
Return before costs on price7.43%
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+£338
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
£36,145–£68,225full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,492–£4,361
- Replumb£1,869–£3,738
- Windows£6,230–£11,214
- Paint + decor£4,361–£8,099
- Flooring£6,853–£13,083
Comparables
sold within 0.5 miWide · CV 37.0%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
- GoodSt Bartholomew's Primary AcademyPrimary · Academy converter · SN4 8AZ
- Not ratedHorizons CollegeNot applicable · Special post 16 institution · SN4 8QQ
- Not ratedLongleaze Primary SchoolPrimary · Foundation school · SN4 8BA
- Not ratedNoremarsh Junior SchoolPrimary · Academy converter · SN4 8BT
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£11,892
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,351
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-£7,641
Rates as of Oct 2024
Acquisition costs
£106,860cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£52,760
Legal + survey£2,000
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£106,860
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A two bedroom first floor maisonette requiring complete renovation, situated at the head of a cul-de-sac location on the fringes of the popular and established development of Woodshaw in Royal Wootton Bassett.
The accommodation comprises a private entrance hall with stairs leading straight up to the first floor landing. From the landing, doors lead to a spacious lounge/diner, a separate kitchen, bathroom and two good size bedrooms, with allocated parking directly behind. The…
Floor plans
Nearby active comparables1 rental
Comparable rentals
SN4 · same beds + typeMedian nearby: £1,050/mo · 1 of 1 already let+£59 vs our est
- Ruxley Close, Royal Wootton Bassett S…Let2b£1,050/moMay 2026
Other deals nearby
SN4 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Alan Hawkins Estate Agents
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£196
Cash needed
£107K
Return after costs
-2.20%
IRR
-1.60%
Farne Way, Royal Wootton Bassett SN4
flat · 2 bed · 1 bath · 623 sqft
£160,000
est £991 · 7.43% gross
Leasehold 955yr
1 / 3
34/100
Marginal
7.43% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.43% Return before costs — above-market
Price
£160K
12% above sold comps
Return before costs
7.43%
est rent £991/monot enough comparablesRange £949–£1,035/mo (Q1–Q3)
Bedrooms
2
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: £949–£1,035/mo · n=19
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 (£39,570–£73,864 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
-£196
after mortgage, operating costs & tax
Rent in£991/mo gross
£953/mo collected · £38/mo lost to voids
Where it goes
£650Mortgage£499Costs
Outgoings exceed rent — you top up £196/mo
Mortgage£650
Costs£499
Management£99
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£7
Service charge + ground rent£152
Ltd co. accounts£104
Tax—
Shortfall−£196
Returns
Return before costs on price7.43%
Cash return on cash-2.20%
Gross margin£454
Cash needed£106,860
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.47
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
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 | £11,892 | £5,985 | £7,800 | £0 | £0 | -£1,893 | -£1,893 |
| Year 2 | £12,249 | £6,165 | £7,800 | £0 | £0 | -£1,716 | -£3,609 |
| Year 3 | £12,616 | £6,350 | £7,800 | £0 | £0 | -£1,534 | -£5,143 |
| Year 4 | £12,995 | £6,540 | £7,800 | £0 | £0 | -£1,346 | -£6,489 |
| Year 5 | £13,385 | £6,737 | £7,800 | £0 | £0 | -£1,152 | -£7,641 |
Rent by the room upside
What we verified
4207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining955 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
Ground rentDoubling clauses kill mortgageability£25/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 miWide · CV 37.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,560
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,641
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£52,760
Legal + survey£2,000
Mortgage + broker£3,400
Cash needed£106,860
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 two bedroom first floor maisonette requiring complete renovation, situated at the head of a cul-de-sac location on the fringes of the popular and established development of Woodshaw in Royal Wootton Bassett.
The accommodation comprises a private entrance hall with stairs leading straight up to the first floor landing. From the landing, doors lead to a spacious lounge/diner, a separate kitchen, bathroom and two good size bedrooms, with allocated parking directly behind. The…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice