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Year 5 disposal
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2/ 100
Weak
5.18% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£335/mo — significantly negative — real recurring drain
- -4.7% 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
−£335/mo
You top up £335/mo
Price vs market
Above comparable sales
+11% vs 12 sold
Return · IRR
-4.7%/yr
Loses money over 5 years
Cash to get in
£89K
Deposit + fees + refurb
Price £260KReturn before costs on price 5.18%5-yr return on cash -16%Rent est. £1,122 (£1,069–£1,178)
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: £1,069–£1,178/mo · n=21
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £195,000 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£335
after mortgage, operating costs & tax
Rent in£1,122/mo gross
£1,079/mo collected · £43/mo lost to voids
Where it goes
£1,056Mortgage£357Costs
Outgoings exceed rent — you top up £335/mo
Mortgage£1,056
Costs£357
Management£112
Maintenance£50
Insurance£28
CapEx reserve£56
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£335
Returns
Return before costs on price5.18%
Cash return on cash-4.49%
Gross margin£721
Cash needed£89,400
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.02
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 | £13,464 | £4,289 | £12,675 | £0 | £0 | -£3,500 | -£3,500 |
| Year 2 | £13,868 | £4,417 | £12,675 | £0 | £0 | -£3,224 | -£6,724 |
| Year 3 | £14,284 | £4,550 | £12,675 | £0 | £0 | -£2,941 | -£9,665 |
| Year 4 | £14,712 | £4,686 | £12,675 | £0 | £0 | -£2,649 | -£12,314 |
| Year 5 | £15,154 | £4,827 | £12,675 | £0 | £0 | -£2,348 | -£14,662 |
Disposal gain (gross)£384
CGT£73
Net Disposal proceeds£279,811
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
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
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 cohortTA3 5HP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Exeter · 45.8 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 · 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
Rent it out wins — -£335/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 | 5.18% | -£335 | £89,400 | -16.4% | Low | Feasible |
| Housing-benefit rent | 3.34% | -£708 | £89,400 | -42.1% | Med | Feasible |
| Council lease | 0.00% | -£1,238 | £89,400 | -83.9% | Low | Feasible |
| Refurb & refinance | 5.18% | -£335 | £102,940 | -14.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £280,040 | 10% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Taunton & West Somerset · cap £723/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Taunton & West Somerset
- LHA monthly cap:
- £723
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
+£305/mo cash flow vs Rent it out if converted to Rent by the room
11.08% Return before costs on price converted vs 5.18% as-is
As-is Rent it out
Monthly profit-£308
Return before costs on price5.18%
Cash needed£76,898
If converted to Rent by the room
Monthly profit-£3
Return before costs on price11.08%
Cash needed£92,898
Δ vs Rent it out Monthly profit+£305
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
£52,800
Range: £45,600 – £62,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£51,090–£97,505full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- 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 miWide · CV 19.6%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
- GoodCreech St Michael Church of England Primary SchoolPrimary · Voluntary controlled school · TA3 5QQ
- GoodRuishton Church of England SchoolPrimary · Academy converter · TA3 5JZ
- Not ratedCambian Somerset SchoolNot applicable · Other independent special school · TA3 5PX
- Not ratedSomerset Progressive SchoolNot applicable · Other independent special school · TA3 5RH
- Not ratedThurlbear Church of England Primary SchoolPrimary · Voluntary aided school · TA3 5BW
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£13,464
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,017
Exit costs
Projected sale price (5y · 2%/yr growth)£287,061
Capital gain (pre-CGT)£27,061
Sale costs (~2.5%)£7,177
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-£14,662
Rates as of Oct 2024
Acquisition costs
£89,400cash neededPurchase price£260,000
Deposit (25%)£65,000
Stamp duty+5% additional-property surcharge£16,000
Refurb£1,350
Legal + survey£2,150
Mortgage fees£4,900
Total cash neededdeposit + costs (loan covers the rest)£89,400
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary Primrose Cottage is a beautifully modernised two-bedroom country cottage in the sought-after village of Henlade, offering stylish accommodation throughout, solar panels, and an allocated parking space. Enjoying stunning countryside views from the garden!
Description Nestled in a delightful countryside setting, Primrose Cottage is a beautifully modernised two-bedroom cottage offering the perfect blend of rural charm and contemporary comfort. Thoughtfully updated throu…
Floor plans
Nearby active comparables5 deals
Comparable rentals
TA3 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Fox & Sons - Taunton
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£335
Cash needed
£89K
Return after costs
-4.49%
IRR
-4.65%
Laburnum Terrace, Henlade, Taunton TA3
terraced · 2 bed · 1 bath
£260,000
est £1,122 · 5.18% gross
EPC C
1 / 19
2/100
Marginal
5.18% — verify the rent + comps locally.
5.18% Return before costs — around the area average for this property type.
Monthly profit −£335/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£260K
11% above sold comps
Return before costs
5.18%
est rent £1,122/monot enough comparablesRange £1,069–£1,178/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £1,069–£1,178/mo · n=21
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £195,000 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£335
after mortgage, operating costs & tax
Rent in£1,122/mo gross
£1,079/mo collected · £43/mo lost to voids
Where it goes
£1,056Mortgage£357Costs
Outgoings exceed rent — you top up £335/mo
Mortgage£1,056
Costs£357
Management£112
Maintenance£50
Insurance£28
CapEx reserve£56
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£335
Returns
Return before costs on price5.18%
Cash return on cash-4.49%
Gross margin£721
Cash needed£89,400
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.02
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Taunton & West Somerset · cap £723/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Taunton & West Somerset
- LHA monthly cap:
- £723
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 | £13,464 | £4,289 | £12,675 | £0 | £0 | -£3,500 | -£3,500 |
| Year 2 | £13,868 | £4,417 | £12,675 | £0 | £0 | -£3,224 | -£6,724 |
| Year 3 | £14,284 | £4,550 | £12,675 | £0 | £0 | -£2,941 | -£9,665 |
| Year 4 | £14,712 | £4,686 | £12,675 | £0 | £0 | -£2,649 | -£12,314 |
| Year 5 | £15,154 | £4,827 | £12,675 | £0 | £0 | -£2,348 | -£14,662 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
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 19.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,535
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£14,662
Acquisition costs
25% deposit£65,000
Stamp duty£16,000
Refurb£1,350
Legal + survey£2,150
Mortgage + broker£4,900
Cash needed£89,400
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
Summary Primrose Cottage is a beautifully modernised two-bedroom country cottage in the sought-after village of Henlade, offering stylish accommodation throughout, solar panels, and an allocated parking space. Enjoying stunning countryside views from the garden!
Description Nestled in a delightful countryside setting, Primrose Cottage is a beautifully modernised two-bedroom cottage offering the perfect blend of rural charm and contemporary comfort. Thoughtfully updated throu…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice