Skip to main contenthow this is calculated →
Year 5 disposal
BMV -10%
⊞ View all 14
0/ 100
Weak
2.76% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -10% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- 2.76% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,264/mo — heavily negative — needs monthly capital injection
- -9.7% 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
−£1K/mo
You top up £1K/mo
Price vs market
Below market value
-10% vs 12 sold · interior unseen
Return · IRR
-9.7%/yr
Loses money over 5 years
Cash left in
£137K
Stays in after refinancing at value
Price £475KCash to buy £177KReturn before costs on price 2.76%5-yr return on cash -40%Rent est. £1,091 (£1,044–£1,140)
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: £1,044–£1,140/mo · n=119
Financing
DepositYour cash in — the rest is the mortgage25% · £118,750
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £356,250 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,264
after mortgage, operating costs & tax
Rent in£1,091/mo gross
£1,049/mo collected · £42/mo lost to voids
Where it goes
£1,930Mortgage£384Costs
Outgoings exceed rent — you top up £1,264/mo
Mortgage£1,930
Costs£384
Management£109
Maintenance£67
Insurance£40
CapEx reserve£55
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£1,264
Returns
Return before costs on price2.76%
Cash return on cash-8.56%
Gross margin£665
Cash needed£177,289
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.54
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 | £13,092 | £4,605 | £23,156 | £0 | £0 | -£14,669 | -£14,669 |
| Year 2 | £13,485 | £4,743 | £23,156 | £0 | £0 | -£14,414 | -£29,083 |
| Year 3 | £13,889 | £4,885 | £23,156 | £0 | £0 | -£14,152 | -£43,236 |
| Year 4 | £14,306 | £5,032 | £23,156 | £0 | £0 | -£13,882 | -£57,118 |
| Year 5 | £14,735 | £5,183 | £23,156 | £0 | £0 | -£13,604 | -£70,722 |
Disposal gain (gross)-£14,087
CGT£0
Net Disposal proceeds£511,327
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 cohortSN5 3LT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bath · 38.2 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 — -£1,264/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 | 2.76% | -£1,264 | £177,289 | -39.9% | Low | Feasible |
| Housing-benefit rent | 1.98% | -£1,569 | £177,289 | -50.2% | Med | Feasible |
| Council lease | 0.00% | -£2,141 | £177,289 | -72.9% | Low | Feasible |
| Refurb & refinance | 2.76% | -£1,264 | £205,345 | -34.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £529,720 | 7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
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
+£330/mo cash flow vs Rent it out if converted to Rent by the room
6.06% Return before costs on price converted vs 2.76% as-is
As-is Rent it out
Monthly profit-£1,173
Return before costs on price2.76%
Cash needed£130,648
If converted to Rent by the room
Monthly profit-£843
Return before costs on price6.06%
Cash needed£146,648
Δ vs Rent it out Monthly profit+£330
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,390–£90,830full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miWide · CV 59.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedLydiard Millicent CofE Primary SchoolPrimary · Academy converter · SN5 3LR
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£13,092
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£15,173
Exit costs
Projected sale price (5y · 2%/yr growth)£524,438
Capital gain (pre-CGT)£49,438
Sale costs (~2.5%)£13,111
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-£70,722
Rates as of Oct 2024
Acquisition costs
£177,289cash neededPurchase price£475,000
Deposit (25%)£118,750
Stamp duty+5% additional-property surcharge£37,500
Refurb£10,764
Legal + survey£2,150
Mortgage fees£8,125
Total cash neededdeposit + costs (loan covers the rest)£177,289
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary A charming and deceptively spacious detached chalet-style bungalow, offering beautifully versatile accommodation with the perfect opportunity to put your own stamp on, a secluded private garden, driveway and integral garage. With two generous bedrooms, two reception rooms. Garage and driveway parking
description no onward chain! Tucked away in a private and peaceful setting, this attractive detached chalet-style bungalow offers an excellent combination of generous ac…
Floor plans
Listing metazoopla · Connells - Swindon North
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£1,264
Cash needed
£177K
Return after costs
-8.56%
IRR
-9.67%
The Beeches, Lydiard Millicent, Swindon SN5
bungalow · 2 bed · 2 bath
£475,000
est £1,091 · 2.76% gross
Priced below market
1 / 14
0/100
Marginal
2.76% — verify the rent + comps locally.
Priced below market -10% vs 12 nearby sold (last 12 mo)
Price
£475K
10% below sold comps
Return before costs
2.76%
est rent £1,091/monot enough comparablesRange £1,044–£1,140/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
—
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: £1,044–£1,140/mo · n=119
Financing
DepositYour cash in — the rest is the mortgage25% · £118,750
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £356,250 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,264
after mortgage, operating costs & tax
Rent in£1,091/mo gross
£1,049/mo collected · £42/mo lost to voids
Where it goes
£1,930Mortgage£384Costs
Outgoings exceed rent — you top up £1,264/mo
Mortgage£1,930
Costs£384
Management£109
Maintenance£67
Insurance£40
CapEx reserve£55
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£1,264
Returns
Return before costs on price2.76%
Cash return on cash-8.56%
Gross margin£665
Cash needed£177,289
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.54
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Swindon · cap £783/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swindon
- LHA monthly cap:
- £783
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 | £13,092 | £4,605 | £23,156 | £0 | £0 | -£14,669 | -£14,669 |
| Year 2 | £13,485 | £4,743 | £23,156 | £0 | £0 | -£14,414 | -£29,083 |
| Year 3 | £13,889 | £4,885 | £23,156 | £0 | £0 | -£14,152 | -£43,236 |
| Year 4 | £14,306 | £5,032 | £23,156 | £0 | £0 | -£13,882 | -£57,118 |
| Year 5 | £14,735 | £5,183 | £23,156 | £0 | £0 | -£13,604 | -£70,722 |
Rent by the room upside
What we verified
3207
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▾
EPCPostcode estimate — check the registerNot stated on the listing
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 59.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,631
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£70,722
Acquisition costs
25% deposit£118,750
Stamp duty£37,500
Refurb£10,764
Legal + survey£2,150
Mortgage + broker£8,125
Cash needed£177,289
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 A charming and deceptively spacious detached chalet-style bungalow, offering beautifully versatile accommodation with the perfect opportunity to put your own stamp on, a secluded private garden, driveway and integral garage. With two generous bedrooms, two reception rooms. Garage and driveway parking
description no onward chain! Tucked away in a private and peaceful setting, this attractive detached chalet-style bungalow offers an excellent combination of generous ac…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice