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Year 5 disposal
BMV -64%
⊞ View all 11
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Priced below market -64% vs 12 nearby sold (last 12 mo) — instant equity
- Long lease (189 yrs) — no short-lease drag
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£635/mo — heavily negative — needs monthly capital injection
- -16.3% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£635/mo
You top up £635/mo
Price vs market
Below market value
-64% vs 12 sold · interior unseen
Return · IRR
-16.3%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £65KCash to buy £49K5-yr return on cash -80%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £16,250
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 (£)
Capped at 40% of £65,000 asking (£26,000). Raw model: £28,498–£53,055. Verify with a surveyor before offering.
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £48,750 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£635
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£264Mortgage£371Costs
Outgoings exceed rent — you top up £635/mo
Mortgage£264
Costs£371
Maintenance£67
Insurance£20
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£635
Returns
Return before costs on price0.00%
Cash return on cash-15.41%
Gross margin-£371
Cash needed£49,475
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £4,457 | £3,169 | £0 | £0 | -£7,625 | -£7,625 |
| Year 2 | £0 | £4,590 | £3,169 | £0 | £0 | -£7,759 | -£15,384 |
| Year 3 | £0 | £4,728 | £3,169 | £0 | £0 | -£7,897 | -£23,281 |
| Year 4 | £0 | £4,870 | £3,169 | £0 | £0 | -£8,038 | -£31,319 |
| Year 5 | £0 | £5,016 | £3,169 | £0 | £0 | -£8,185 | -£39,504 |
Disposal gain (gross)-£26,279
CGT£0
Net Disposal proceeds£69,971
What we verified
What we verified
21082 ok · 1 caution · 0 fail · 8 unknown
Legal & planning
Leasehold189 yr
Tenure & planning189 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 profileUnknown
Tenant profilelikely cohortRG21 3DU
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 22.3 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 costUnknown
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
2-bed · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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
Housing-benefit rent wins — -£55/mo · £575/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£635 | £49,475 | -79.8% | Low | Feasible |
| ⭐ Housing-benefit rent | 14.36% | -£55 | £49,475 | 2.1% | Med | Feasible |
| Council lease | 0.00% | -£630 | £49,475 | -79.2% | Low | Feasible |
| Refurb & refinance | 0.00% | -£635 | £65,725 | -60.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £109,250 | -29% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £778/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £778
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
+£1,071/mo cash flow vs Rent it out if converted to Rent by the room
44.31% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£457
Return before costs on price0.00%
Cash needed£28,148
If converted to Rent by the room
Monthly profit+£615
Return before costs on price44.31%
Cash needed£44,148
Δ vs Rent it out Monthly profit+£1,071
Show conversion detail
Cannot Rent by the room:Bedroom count unknown — verify the floor plan can support 3+ rooms.
Comparables
sold within 0.5 miWide · CV 20.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingRucstall Primary SchoolPrimary · Community school · RG21 3EX
- GoodFairfields Primary SchoolPrimary · Community school · RG21 3DH
- GoodCranbourneSecondary · Community school · RG21 3NP
- Not ratedQueen Mary's College16 plus · Academy 16-19 converter · RG21 3HF
- Not ratedSt John's Church of England Voluntary Aided Primary SchoolPrimary · Voluntary aided school · RG21 3JU
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,625
Exit costs
Projected sale price (5y · 2%/yr growth)£71,765
Capital gain (pre-CGT)£6,765
Sale costs (~2.5%)£1,794
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-£39,504
Rates as of Oct 2024
Acquisition costs
£49,475cash neededPurchase price£65,000
Deposit (25%)£16,250
Stamp duty+5% additional-property surcharge£3,250
Refurb£26,000
Legal + survey£2,000
Mortgage fees£1,975
Total cash neededdeposit + costs (loan covers the rest)£49,475
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A well positioned studio apartment with private entrance and parking, ideally located within convenient reach of Basingstoke town centre.
The accommodation at offers a practical and low maintenance living space, making it an attractive proposition for first time buyers, commuters or investment purchasers. The property benefits from its own private front door rather than a communal entrance, together with double glazing and parking.
This property is for sale by Modern Method…
Floor plans
Listing metazoopla · Gascoigne Pees - Basingstoke Sales
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£635
Cash needed
£49K
Return after costs
-15.41%
IRR
-16.29%
Cliddesden Road, Basingstoke, Hampshire RG21
studio · 1 bath
£65,000
Leasehold 189yrEPC D
Priced below market
1 / 11
0/100
Marginal
No rent data — verify locally before offering.
Priced below market -64% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£65K
64% below sold comps
Return before costs
—
rent unknown
Bedrooms
—
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £16,250
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 (£)
Capped at 40% of £65,000 asking (£26,000). Raw model: £28,498–£53,055. Verify with a surveyor before offering.
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £48,750 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£635
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£264Mortgage£371Costs
Outgoings exceed rent — you top up £635/mo
Mortgage£264
Costs£371
Maintenance£67
Insurance£20
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£635
Returns
Return before costs on price0.00%
Cash return on cash-15.41%
Gross margin-£371
Cash needed£49,475
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £778/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £778
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 | £0 | £4,457 | £3,169 | £0 | £0 | -£7,625 | -£7,625 |
| Year 2 | £0 | £4,590 | £3,169 | £0 | £0 | -£7,759 | -£15,384 |
| Year 3 | £0 | £4,728 | £3,169 | £0 | £0 | -£7,897 | -£23,281 |
| Year 4 | £0 | £4,870 | £3,169 | £0 | £0 | -£8,038 | -£31,319 |
| Year 5 | £0 | £5,016 | £3,169 | £0 | £0 | -£8,185 | -£39,504 |
Rent by the room upside
What we verified
1209
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining189 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftNot stated on the listing
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicCheck locally
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 20.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£634
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£39,504
Acquisition costs
25% deposit£16,250
Stamp duty£3,250
Refurb£26,000
Legal + survey£2,000
Mortgage + broker£1,975
Cash needed£49,475
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 well positioned studio apartment with private entrance and parking, ideally located within convenient reach of Basingstoke town centre.
The accommodation at offers a practical and low maintenance living space, making it an attractive proposition for first time buyers, commuters or investment purchasers. The property benefits from its own private front door rather than a communal entrance, together with double glazing and parking.
This property is for sale by Modern Method…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice