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Year 5 disposal
BMV -40%
⊞ View all 15
11/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Priced below market -40% vs 12 nearby sold (last 12 mo) — instant equity
- 7.1% 5y IRR — strong total return on capital
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (118 yrs) — no short-lease drag
Why to be cautious
- 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
+£190/mo
Barely breaks even each month
Price vs market
Below market value
-40% vs 12 sold · interior unseen
Return · IRR
7.1%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £90KCash to buy £33K5-yr return on cash 48%Rent est. £1,200 (£1,100–£1,295)
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: £1,100–£1,295/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,500 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
+£190
after mortgage, operating costs & tax
Rent in£1,200/mo gross
£1,154/mo collected · £46/mo lost to voids
Where it goes
£366Mortgage£554Costs£190Your profit
£190/mo left as profit · 16% of rent kept
Mortgage£366
Costs£554
Management£120
Maintenance£67
Insurance£20
CapEx reserve£60
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax£45
Profit+£190
Returns
Return before costs on price16.00%
Cash return on cash6.97%
Gross margin£600
Cash needed£32,700
Monthly profit payback14y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.16
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 | £14,400 | £6,647 | £4,388 | £0 | £640 | £2,726 | £2,726 |
| Year 2 | £14,832 | £6,846 | £4,388 | £0 | £684 | £2,915 | £5,641 |
| Year 3 | £15,277 | £7,051 | £4,388 | £0 | £729 | £3,109 | £8,750 |
| Year 4 | £15,735 | £7,263 | £4,388 | £0 | £776 | £3,309 | £12,059 |
| Year 5 | £16,207 | £7,481 | £4,388 | £0 | £824 | £3,515 | £15,574 |
Disposal gain (gross)-£967
CGT£0
Net Disposal proceeds£96,883
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold118 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
118 yr
Extracted from listing description · verify with solicitor
Tenure & planning118 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortNR1 1FW · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 92.9 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 · 648 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,536–£8,424
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,128–£13,608
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 — +£190/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 | 16.00% | +£190 | £32,700 | 47.6% | Low | Feasible |
| Housing-benefit rent | 9.24% | -£225 | £32,700 | -29.4% | Med | Feasible |
| Council lease | 9.24% | -£73 | £32,700 | -10.2% | Low | Feasible |
| Refurb & refinance | 16.00% | +£190 | £37,740 | 41.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £98,390 | 7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Central Norfolk & Norwich · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Norfolk & Norwich
- LHA monthly cap:
- £693
- Scheme type:
- PSL
- 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
+£196/mo cash flow vs Rent it out if converted to Rent by the room
32.00% Return before costs on price converted vs 16.00% as-is
As-is Rent it out
Monthly profit+£340
Return before costs on price16.00%
Cash needed£34,398
If converted to Rent by the room
Monthly profit+£536
Return before costs on price32.00%
Cash needed£50,398
Δ vs Rent it out Monthly profit+£196
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
£28,620–£54,000full refurb + room split
⚠️ Capped at 60% of £90,000 asking (£54,000). Raw model: £37,020–£69,850. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,679–£13,359
- 1 × bathroom£4,407–£8,079
- Rewire£2,004–£3,507
- Replumb£1,503–£3,006
- Windows£5,010–£9,017
- Paint + decor£3,507–£6,512
- Flooring£5,511–£10,520
Comparables
sold within 0.5 miWide · CV 37.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedCharles Darwin Primary SchoolPrimary · Free schools · NR1 1DJ
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£14,400
Section 24 credit£0
Annual tax due£640
Post-tax Monthly profit annual£2,172
Exit costs
Projected sale price (5y · 2%/yr growth)£99,367
Capital gain (pre-CGT)£9,367
Sale costs (~2.5%)£2,484
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£15,574
Rates as of Oct 2024
Acquisition costs
£32,700cash neededPurchase price£90,000
Deposit (25%)£22,500
Stamp duty+5% additional-property surcharge£4,500
Refurb£1,350
Legal + survey£2,000
Mortgage fees£2,350
Total cash neededdeposit + costs (loan covers the rest)£32,700
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Affordable city living with a sunny south-facing balcony in the heart of Norwich. This modern two-bedroom apartment offers an excellent opportunity to purchase a stylish home through a 40% shared ownership scheme, making city-centre living more accessible. Bright and well-proportioned throughout, the property benefits from a south-facing aspect that fills the accommodation with natural light, alongside a spacious open-plan living area opening onto a private balcony. Two gener…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
NR1 · same beds + typeMedian nearby: £1,200/mo · 12 of 20 already let+£0 vs our est
- Polypin Yard, Norwich, Norfolk NR1Let2b£130,000/moMay 2026
- Geoffrey Watling Way, Norwich, NR1Let2b£1,300/moMay 2026
- Northampton Court, Ketts Hill, Norwic…Let2b£900/moMay 2026
- Flat 42 Eastgate House, 122 Thorpe Ro…2b£1,295/moMay 2026
- Lower Clarence Road, NORWICH2b£1,200/moMay 2026
- Wherry Road, Norwich, NR1Let2b£1,100/moMay 2026
- Geoffrey Watling Way, Norwich, NR12b£1,300/moMay 2026
- Blue Mill, Paper Mill Yard, Norwich,…2b£1,100/moMay 2026
- Victoria Street, Norwich NR1Let2b£995/moMay 2026
- Bracondale Court, Norwich NR1Let2b£1,195/moMay 2026
- Bracondale Court, Norwich2b£1,100/moMay 2026
- Paper Mill Yard, NORWICH2b£1,400/moMay 2026
- Foundry Court, Recorder Road, Norwich…Let2b£1,075/moMay 2026
- Wherry Road, Norwich, NR1Let2b£1,200/moMay 2026
- Victoria Street, Norwich2b£995/moMay 2026
- Geoffrey Watling Way, NORWICHLet2b£1,200/moMay 2026
- 23 Cattle Market Street, NORWICH2b£1,365/moMay 2026
- Regency Court, Norwich, NR1Let2b£1,195/moMay 2026
- Sentinel House, NR1Let2b£1,200/moMay 2026
- Mineral Court, NR1 1FZLet2b£1,250/moMay 2026
Listing metazoopla · Minors & Brady
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£190
Cash needed
£33K
Return after costs
6.97%
IRR
7.12%
King Street, Norwich NR1
flat · 2 bed · 1 bath · 648 sqft
£90,000
est £1,200
Leasehold 118yrEPC B
Priced below market
1 / 15
11/100
Marginal
No rent data — verify locally before offering.
Priced below market -40% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
Price
£90K
40% below sold comps
Return before costs
—
est rent £1,200/monot enough comparablesRange £1,100–£1,295/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
B
Energy rating
Deal flags1 issue
Shared ownership
Restricted resale; staircasing required
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: £1,100–£1,295/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,500 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
+£190
after mortgage, operating costs & tax
Rent in£1,200/mo gross
£1,154/mo collected · £46/mo lost to voids
Where it goes
£366Mortgage£554Costs£190Your profit
£190/mo left as profit · 16% of rent kept
Mortgage£366
Costs£554
Management£120
Maintenance£67
Insurance£20
CapEx reserve£60
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax£45
Profit+£190
Returns
Return before costs on price16.00%
Cash return on cash6.97%
Gross margin£600
Cash needed£32,700
Monthly profit payback14y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.16
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Central Norfolk & Norwich · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Norfolk & Norwich
- LHA monthly cap:
- £693
- Scheme type:
- PSL
- 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 | £14,400 | £6,647 | £4,388 | £0 | £640 | £2,726 | £2,726 |
| Year 2 | £14,832 | £6,846 | £4,388 | £0 | £684 | £2,915 | £5,641 |
| Year 3 | £15,277 | £7,051 | £4,388 | £0 | £729 | £3,109 | £8,750 |
| Year 4 | £15,735 | £7,263 | £4,388 | £0 | £776 | £3,309 | £12,059 |
| Year 5 | £16,207 | £7,481 | £4,388 | £0 | £824 | £3,515 | £15,574 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining118 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
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 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£878
Annual rental tax£534
CGT yr 5£0 · company level
5y net total£15,574
Acquisition costs
25% deposit£22,500
Stamp duty£4,500
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£2,350
Cash needed£32,700
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
Affordable city living with a sunny south-facing balcony in the heart of Norwich. This modern two-bedroom apartment offers an excellent opportunity to purchase a stylish home through a 40% shared ownership scheme, making city-centre living more accessible. Bright and well-proportioned throughout, the property benefits from a south-facing aspect that fills the accommodation with natural light, alongside a spacious open-plan living area opening onto a private balcony. Two gener…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice