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Year 5 disposal
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16/ 100
Weak
6.60% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£290/mo — significantly negative — real recurring drain
- -3.7% 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
−£290/mo
You top up £290/mo
Price
£240K
No local sold comps to compare
Return · IRR
-3.7%/yr
Loses money over 5 years
Cash to get in
£91K
Deposit + fees + refurb
Return before costs on price 6.60%5-yr return on cash -13%Rent est. £1,320 (£1,259–£1,384)
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: £1,259–£1,384/mo · n=66
Financing
DepositYour cash in — the rest is the mortgage25% · £60,000
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 (£7,487–£13,975 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £180,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£290
after mortgage, operating costs & tax
Rent in£1,320/mo gross
£1,269/mo collected · £51/mo lost to voids
Where it goes
£975Mortgage£584Costs
Outgoings exceed rent — you top up £290/mo
Mortgage£975
Costs£584
Management£132
Maintenance£67
Insurance£28
CapEx reserve£66
Voids + council tax£12
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£290
Returns
Return before costs on price6.60%
Cash return on cash-3.83%
Gross margin£685
Cash needed£90,882
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.30
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 | £15,840 | £7,009 | £11,700 | £0 | £0 | -£2,869 | -£2,869 |
| Year 2 | £16,315 | £7,219 | £11,700 | £0 | £0 | -£2,604 | -£5,473 |
| Year 3 | £16,805 | £7,436 | £11,700 | £0 | £0 | -£2,331 | -£7,804 |
| Year 4 | £17,309 | £7,659 | £11,700 | £0 | £0 | -£2,050 | -£9,854 |
| Year 5 | £17,828 | £7,889 | £11,700 | £0 | £0 | -£1,761 | -£11,615 |
Disposal gain (gross)-£7,927
CGT£0
Net Disposal proceeds£258,355
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
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 cohortSM2 5NB · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 16.6 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
1-bed · 1-bath · 735 sqft · London ×1.4
£26k–£51k
£ per sqft
building cost only
£36–£70
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£7,350–£13,230
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,290–£19,110
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 — -£290/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 | 6.60% | -£290 | £90,882 | -12.8% | Low | Feasible |
| Housing-benefit rent | 4.74% | -£660 | £90,882 | -37.2% | Med | Feasible |
| Council lease | 4.74% | -£450 | £90,882 | -27.5% | Low | Feasible |
| Refurb & refinance | 6.60% | -£290 | £106,875 | -10.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £270,275 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Outer South London · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South London
- LHA monthly cap:
- £947
- 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
+£130/mo cash flow vs Rent it out if converted to Rent by the room
12.00% Return before costs on price converted vs 6.60% as-is
As-is Rent it out
Monthly profit-£69
Return before costs on price6.60%
Cash needed£71,898
If converted to Rent by the room
Monthly profit+£61
Return before costs on price12.00%
Cash needed£87,898
Δ vs Rent it out Monthly profit+£130
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingHarris Academy SuttonSecondary · Free schools · SM2 5RD
- Not ratedGreenholm SchoolNot applicable · Other independent special school · SM2 5SJ
- Not ratedSeaton House SchoolNot applicable · Other independent school · SM2 5LH
- Not ratedDevonshire Primary SchoolPrimary · Community school · SM2 5JL
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£15,840
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,478
Exit costs
Projected sale price (5y · 2%/yr growth)£264,979
Capital gain (pre-CGT)£24,979
Sale costs (~2.5%)£6,624
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-£11,615
Rates as of Oct 2024
Acquisition costs
£90,882cash neededPurchase price£240,000
Deposit (25%)£60,000
Stamp duty+5% additional-property surcharge£14,300
Refurb£9,982
Legal + survey£2,000
Mortgage fees£4,600
Total cash neededdeposit + costs (loan covers the rest)£90,882
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary Situated in a peaceful and well-maintained development on Kingswood Drive, this attractive second-floor apartment enjoys a delightful outlook across mature trees, creating a wonderfully green and tranquil setting. Wake up to the sound of birdsong in the morning.
Description Situated in a peaceful and well-maintained development on Kingswood Drive, this attractive second-floor apartment enjoys a delightful outlook across mature trees, creating a wonderfully green and…
Floor plans
Nearby active comparables2 rentals
Comparable rentals
SM2 · same beds + typeMedian nearby: £1,333/mo · 2 of 2 already let+£13 vs our est
- Camborne Road, Sutton, SM2Let1b£1,265/moMay 2026
- Overton Road Sutton SM2Let1b£1,400/moMay 2026
Other deals nearby
SM2 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Barnard Marcus - Sutton
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£290
Cash needed
£91K
Return after costs
-3.83%
IRR
-3.71%
Kingswood Drive, Sutton SM2
flat · 1 bed · 1 bath
£240,000
est £1,320 · 6.60% gross
EPC C
1 / 29
16/100
Marginal
6.60% — verify the rent + comps locally.
6.60% Return before costs — around the area average for this property type.
Monthly profit −£290/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£240K
Return before costs
6.60%
est rent £1,320/monot enough comparablesRange £1,259–£1,384/mo (Q1–Q3)
Bedrooms
1
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: £1,259–£1,384/mo · n=66
Financing
DepositYour cash in — the rest is the mortgage25% · £60,000
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 (£7,487–£13,975 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £180,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£290
after mortgage, operating costs & tax
Rent in£1,320/mo gross
£1,269/mo collected · £51/mo lost to voids
Where it goes
£975Mortgage£584Costs
Outgoings exceed rent — you top up £290/mo
Mortgage£975
Costs£584
Management£132
Maintenance£67
Insurance£28
CapEx reserve£66
Voids + council tax£12
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£290
Returns
Return before costs on price6.60%
Cash return on cash-3.83%
Gross margin£685
Cash needed£90,882
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.30
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Outer South London · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South London
- LHA monthly cap:
- £947
- 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 | £15,840 | £7,009 | £11,700 | £0 | £0 | -£2,869 | -£2,869 |
| Year 2 | £16,315 | £7,219 | £11,700 | £0 | £0 | -£2,604 | -£5,473 |
| Year 3 | £16,805 | £7,436 | £11,700 | £0 | £0 | -£2,331 | -£7,804 |
| Year 4 | £17,309 | £7,659 | £11,700 | £0 | £0 | -£2,050 | -£9,854 |
| Year 5 | £17,828 | £7,889 | £11,700 | £0 | £0 | -£1,761 | -£11,615 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,340
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£11,615
Acquisition costs
25% deposit£60,000
Stamp duty£14,300
Refurb£9,982
Legal + survey£2,000
Mortgage + broker£4,600
Cash needed£90,882
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 Situated in a peaceful and well-maintained development on Kingswood Drive, this attractive second-floor apartment enjoys a delightful outlook across mature trees, creating a wonderfully green and tranquil setting. Wake up to the sound of birdsong in the morning.
Description Situated in a peaceful and well-maintained development on Kingswood Drive, this attractive second-floor apartment enjoys a delightful outlook across mature trees, creating a wonderfully green and…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice