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Year 5 disposal
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0/ 100
Weak
2.06% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC F — MEES (Minimum Energy Efficiency Standards) blocker by 2030 · ~£10,000–£20,000 upgrade cost
- 2.06% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£5,321/mo — heavily negative — needs monthly capital injection
- -12.0% 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
−£5K/mo
You top up £5K/mo
Price vs market
Above comparable sales
+119% vs 12 sold
Return · IRR
-12.0%/yr
Loses money over 5 years
Cash to get in
£774K
Deposit + fees + refurb
Price £1.90MReturn before costs on price 2.06%5-yr return on cash -39%Rent est. £3,250 (£3,135–£3,369)
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: £3,135–£3,369/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £473,750
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 (£23,061–£43,047 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £1,421,250 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£5,321
after mortgage, operating costs & tax
Rent in£3,250/mo gross
£3,125/mo collected · £125/mo lost to voids
Where it goes
£7,698Mortgage
Outgoings exceed rent — you top up £5,321/mo
Mortgage£7,698
Costs£747
Management£325
Maintenance£100
Insurance£40
CapEx reserve£163
Voids + council tax£16
Ltd co. accounts£104
Tax—
Shortfall−£5,321
Returns
Return before costs on price2.06%
Cash return on cash-8.25%
Gross margin£2,378
Cash needed£773,523
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.41
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 | £39,000 | £8,970 | £92,381 | £0 | £0 | -£62,351 | -£62,351 |
| Year 2 | £40,170 | £9,239 | £92,381 | £0 | £0 | -£61,450 | -£123,801 |
| Year 3 | £41,375 | £9,516 | £92,381 | £0 | £0 | -£60,522 | -£184,322 |
| Year 4 | £42,616 | £9,801 | £92,381 | £0 | £0 | -£59,566 | -£243,889 |
| Year 5 | £43,895 | £10,095 | £92,381 | £0 | £0 | -£58,582 | -£302,470 |
Disposal gain (gross)-£125,421
CGT£0
Net Disposal proceeds£2,039,927
What we verified
What we verified
50165 ok · 0 caution · 1 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
Building condition
Energy ratingF · ~£10k–£20k fix
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand F
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£10k–£20k
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
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 profileFamily let
Tenant profilelikely cohortTN22 3YB · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Sussex · 19 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
5-bed · 2-bath · 2309 sqft
£52k–£100k
£ per sqft
building cost only
£23–£44
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£16,163–£30,017
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£25,399–£48,489
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£5,321/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 | 2.06% | -£5,321 | £773,523 | -39.1% | Low | Feasible |
| Housing-benefit rent | 1.11% | -£6,660 | £773,523 | -50.1% | Med | Feasible |
| Council lease | 1.11% | -£6,285 | £773,523 | -48.1% | Low | Feasible |
| Refurb & refinance | 2.06% | -£5,321 | £880,572 | -34.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £2,177,647 | 4% | Med | Feasible |
| Rent by the room | 1.90% | -£6,787 | £773,523 | -50.2% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Crawley & Reigate · cap £1,745/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Crawley & Reigate
- LHA monthly cap:
- £1,745
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
-£1,422/mo cash flow vs Rent it out if converted to Rent by the room
1.52% Return before costs on price converted vs 2.06% as-is
As-is Rent it out
Monthly profit-£4,968
Return before costs on price2.06%
Cash needed£485,648
If converted to Rent by the room
Monthly profit-£6,390
Return before costs on price1.52%
Cash needed£501,648
Δ vs Rent it out Monthly profit-£1,422
Show conversion detail
Conversion cost estimate
£3,750
Range: £2,500 – £6,250
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£124,996–£220,034full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- Rewire£11,545–£18,472
- Replumb£9,236–£16,163
- Windows£25,399–£43,871
- Paint + decor£23,090–£39,253
- Flooring£32,326–£57,725
Comparables
sold within 0.5 miWide · CV 41.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score30 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingUckfield CollegeSecondary · Community school · TN22 3DJ
- GoodFletching Church of England Primary SchoolPrimary · Voluntary controlled school · TN22 3SP
- GoodNutley Church of England Primary SchoolPrimary · Voluntary controlled school · TN22 3NW
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£39,000
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£63,851
Exit costs
Projected sale price (5y · 2%/yr growth)£2,092,233
Capital gain (pre-CGT)£197,233
Sale costs (~2.5%)£52,306
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-£302,470
Rates as of Oct 2024
Acquisition costs
£773,523cash neededPurchase price£1,895,000
Deposit (25%)£473,750
Stamp duty+5% additional-property surcharge£235,900
Refurb£30,748
Legal + survey£3,700
Mortgage fees£29,425
Total cash neededdeposit + costs (loan covers the rest)£773,523
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Characterful Victorian farmhouse set within 21.7 acres of gardens, paddocks and woodland, with a garden barn and tennis court.
Description Approached via a long private driveway from Bell Lane, Woolpack Farm House is an attractive Victorian farmhouse set within approximately 21.7 acres of gardens, paddocks and woodland. The property benefits from an exceptional natural setting with woodland adjoining Sheffield Forest, and offers charming and characterful accommodation, blend…
Floor plans
Listing metazoopla · Savills - Haywards Heath
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£5,321
Cash needed
£774K
Return after costs
-8.25%
IRR
-11.98%
Fletching, Uckfield, East Sussex TN22
detached · 5 bed · 2 bath · 2,309 sqft
£1,895,000
est £3,250 · 2.06% gross
EPC F
1 / 34
0/100
Marginal
2.06% — verify the rent + comps locally.
Energy rating F — Min. energy standard blocker by 2030 (~£10,000–£20,000 upgrade)
Price
£1.9M
119% above sold comps
Return before costs
2.06%
est rent £3,250/monot enough comparablesRange £3,135–£3,369/mo (Q1–Q3)
Bedrooms
5
2 bath
Energy rating
F
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£10,000–£20,000 upgrade
~£10,000–£20,000 upgrade
Deal flags1 issue
EPC F — MEES blocker
Cannot be let on a new tenancy without upgrade to E (current) / C (2030)
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: £3,135–£3,369/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £473,750
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 (£23,061–£43,047 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £1,421,250 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£5,321
after mortgage, operating costs & tax
Rent in£3,250/mo gross
£3,125/mo collected · £125/mo lost to voids
Where it goes
£7,698Mortgage
Outgoings exceed rent — you top up £5,321/mo
Mortgage£7,698
Costs£747
Management£325
Maintenance£100
Insurance£40
CapEx reserve£163
Voids + council tax£16
Ltd co. accounts£104
Tax—
Shortfall−£5,321
Returns
Return before costs on price2.06%
Cash return on cash-8.25%
Gross margin£2,378
Cash needed£773,523
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.41
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Crawley & Reigate · cap £1,745/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Crawley & Reigate
- LHA monthly cap:
- £1,745
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £39,000 | £8,970 | £92,381 | £0 | £0 | -£62,351 | -£62,351 |
| Year 2 | £40,170 | £9,239 | £92,381 | £0 | £0 | -£61,450 | -£123,801 |
| Year 3 | £41,375 | £9,516 | £92,381 | £0 | £0 | -£60,522 | -£184,322 |
| Year 4 | £42,616 | £9,801 | £92,381 | £0 | £0 | -£59,566 | -£243,889 |
| Year 5 | £43,895 | £10,095 | £92,381 | £0 | £0 | -£58,582 | -£302,470 |
Rent by the room upside
What we verified
5016
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£10,000–£20,000 to upgrade to CF
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 41.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£18,476
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£302,470
Acquisition costs
25% deposit£473,750
Stamp duty£235,900
Refurb£30,748
Legal + survey£3,700
Mortgage + broker£29,425
Cash needed£773,523
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
Characterful Victorian farmhouse set within 21.7 acres of gardens, paddocks and woodland, with a garden barn and tennis court.
Description Approached via a long private driveway from Bell Lane, Woolpack Farm House is an attractive Victorian farmhouse set within approximately 21.7 acres of gardens, paddocks and woodland. The property benefits from an exceptional natural setting with woodland adjoining Sheffield Forest, and offers charming and characterful accommodation, blend…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice