Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 4
22/ 100
Weak
7.17% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.17% return before costs — above-market
- Long lease (143 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£247/mo — significantly negative — real recurring drain
- -3.2% 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.
- 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
−£247/mo
You top up £247/mo
Price
£229K
No local sold comps to compare
Return · IRR
-3.2%/yr
Loses money over 5 years
Cash to get in
£88K
Deposit + fees + refurb
Return before costs on price 7.17%5-yr return on cash -10%Rent est. £1,369 (£1,319–£1,421)
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: £1,319–£1,421/mo · n=86
Financing
DepositYour cash in — the rest is the mortgage25% · £57,275
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £171,825 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£247
after mortgage, operating costs & tax
Rent in£1,369/mo gross
£1,316/mo collected · £53/mo lost to voids
Where it goes
£931Mortgage£632Costs
Outgoings exceed rent — you top up £247/mo
Mortgage£931
Costs£632
Management£137
Maintenance£67
Insurance£28
CapEx reserve£68
Voids + council tax£7
Service charge + ground rent£221
Ltd co. accounts£104
Tax—
Shortfall−£247
Returns
Return before costs on price7.17%
Cash return on cash-3.36%
Gross margin£684
Cash needed£88,013
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
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 | £16,428 | £7,589 | £11,169 | £0 | £0 | -£2,329 | -£2,329 |
| Year 2 | £16,921 | £7,816 | £11,169 | £0 | £0 | -£2,064 | -£4,393 |
| Year 3 | £17,428 | £8,051 | £11,169 | £0 | £0 | -£1,791 | -£6,184 |
| Year 4 | £17,951 | £8,292 | £11,169 | £0 | £0 | -£1,510 | -£7,694 |
| Year 5 | £18,490 | £8,541 | £11,169 | £0 | £0 | -£1,220 | -£8,914 |
Disposal gain (gross)-£8,780
CGT£0
Net Disposal proceeds£246,621
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold143 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
143 yr
Extracted from listing description · verify with solicitor
Tenure & planning143 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 cohortBS34 5BY · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
UWE Bristol · 3.7 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,670–£10,530
- 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
Rent it out wins — -£247/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 | 7.17% | -£247 | £88,013 | -10.1% | Low | Feasible |
| Housing-benefit rent | 5.72% | -£542 | £88,013 | -29.3% | Med | Feasible |
| Council lease | 5.72% | -£313 | £88,013 | -18.8% | Low | Feasible |
| Refurb & refinance | 7.17% | -£247 | £103,774 | -8.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£420 | £259,707 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Bristol · cap £1,092/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bristol
- LHA monthly cap:
- £1,092
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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
+£85/mo cash flow vs Rent it out if converted to Rent by the room
12.57% Return before costs on price converted vs 7.17% as-is
As-is Rent it out
Monthly profit+£11
Return before costs on price7.17%
Cash needed£69,173
If converted to Rent by the room
Monthly profit+£95
Return before costs on price12.57%
Cash needed£85,173
Δ vs Rent it out Monthly profit+£85
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
£48,000
Range: £40,800 – £57,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£57,540–£109,330full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£3,600–£7,200
- Replumb£2,700–£6,300
- Windows£9,000–£17,100
- Paint + decor£8,100–£14,400
- Flooring£11,700–£21,600
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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodCallicroft Primary SchoolPrimary · Academy converter · BS34 5EG
- GoodCharlton Wood Primary AcademyPrimary · Free schools · BS34 5BN
- GoodConiston Primary SchoolPrimary · Community school · BS34 5LN
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£16,428
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,961
Exit costs
Projected sale price (5y · 2%/yr growth)£252,945
Capital gain (pre-CGT)£23,845
Sale costs (~2.5%)£6,324
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-£8,914
Rates as of Oct 2024
Acquisition costs
£88,013cash neededPurchase price£229,100
Deposit (25%)£57,275
Stamp duty+5% additional-property surcharge£13,537
Refurb£10,764
Legal + survey£2,000
Mortgage fees£4,437
Total cash neededdeposit + costs (loan covers the rest)£88,013
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Two Bedrooms. Two Bathrooms. Plenty of Space to Live...
Sometimes an apartment gives you exactly what you need without asking you to compromise.
This spacious and very modern upper floor apartment at Charlton Hayes is a great example.
From the moment you step inside, the generous proportions are immediately apparent. This isn't a property where the second bedroom feels like an afterthought - both bedrooms are genuine doubles, giving the home the flexibility to comfortably…
Floor plans
Listing metazoopla · Life-Style Property Services
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£247
Cash needed
£88K
Return after costs
-3.36%
IRR
-3.20%
Gascoigns Way, Charlton Hayes BS34
flat · 2 bed · 2 bath
£229,100
est £1,369 · 7.17% gross
Leasehold 143yrListed buildingConservation area
1 / 4
22/100
Marginal
7.17% — verify the rent + comps locally.
7.17% Return before costs — above-market
Price
£229K
Return before costs
7.17%
est rent £1,369/monot enough comparablesRange £1,319–£1,421/mo (Q1–Q3)
Bedrooms
2
2 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: £1,319–£1,421/mo · n=86
Financing
DepositYour cash in — the rest is the mortgage25% · £57,275
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £171,825 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£247
after mortgage, operating costs & tax
Rent in£1,369/mo gross
£1,316/mo collected · £53/mo lost to voids
Where it goes
£931Mortgage£632Costs
Outgoings exceed rent — you top up £247/mo
Mortgage£931
Costs£632
Management£137
Maintenance£67
Insurance£28
CapEx reserve£68
Voids + council tax£7
Service charge + ground rent£221
Ltd co. accounts£104
Tax—
Shortfall−£247
Returns
Return before costs on price7.17%
Cash return on cash-3.36%
Gross margin£684
Cash needed£88,013
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bristol · cap £1,092/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bristol
- LHA monthly cap:
- £1,092
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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 | £16,428 | £7,589 | £11,169 | £0 | £0 | -£2,329 | -£2,329 |
| Year 2 | £16,921 | £7,816 | £11,169 | £0 | £0 | -£2,064 | -£4,393 |
| Year 3 | £17,428 | £8,051 | £11,169 | £0 | £0 | -£1,791 | -£6,184 |
| Year 4 | £17,951 | £8,292 | £11,169 | £0 | £0 | -£1,510 | -£7,694 |
| Year 5 | £18,490 | £8,541 | £11,169 | £0 | £0 | -£1,220 | -£8,914 |
Rent by the room upside
What we verified
5216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining143 yr
HeritageListed building / conservation areaListed
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
Service chargeReduces net yield£2,400/yr
Ground rentDoubling clauses kill mortgageability£250/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£2,234
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£8,914
Acquisition costs
25% deposit£57,275
Stamp duty£13,537
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£4,437
Cash needed£88,013
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
Two Bedrooms. Two Bathrooms. Plenty of Space to Live...
Sometimes an apartment gives you exactly what you need without asking you to compromise.
This spacious and very modern upper floor apartment at Charlton Hayes is a great example.
From the moment you step inside, the generous proportions are immediately apparent. This isn't a property where the second bedroom feels like an afterthought - both bedrooms are genuine doubles, giving the home the flexibility to comfortably…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice