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Year 5 disposal
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Weak
5.11% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (113 yrs) — no short-lease drag
Why to be cautious
- EPC F — MEES (Minimum Energy Efficiency Standards) blocker by 2030 · ~£10,000–£20,000 upgrade cost
- Monthly profit −£522/mo — heavily negative — needs monthly capital injection
- -5.3% 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
−£522/mo
You top up £522/mo
Price vs market
Above comparable sales
+35% vs 12 sold
Return · IRR
-5.3%/yr
Loses money over 5 years
Cash to get in
£124K
Deposit + fees + refurb
Price £300KReturn before costs on price 5.11%5-yr return on cash -21%Rent est. £1,278 (£1,218–£1,341)
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: £1,218–£1,341/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£15,553–£29,032 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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
-£522
after mortgage, operating costs & tax
Rent in£1,278/mo gross
£1,229/mo collected · £49/mo lost to voids
Where it goes
£1,219Mortgage£532Costs
Outgoings exceed rent — you top up £522/mo
Mortgage£1,219
Costs£532
Management£128
Maintenance£67
Insurance£28
CapEx reserve£64
Voids + council tax£6
Service charge + ground rent£135
Ltd co. accounts£104
Tax—
Shortfall−£522
Returns
Return before costs on price5.11%
Cash return on cash-5.06%
Gross margin£697
Cash needed£123,762
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
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 | £15,336 | £6,387 | £14,625 | £0 | £0 | -£5,676 | -£5,676 |
| Year 2 | £15,796 | £6,579 | £14,625 | £0 | £0 | -£5,408 | -£11,084 |
| Year 3 | £16,270 | £6,776 | £14,625 | £0 | £0 | -£5,131 | -£16,216 |
| Year 4 | £16,758 | £6,980 | £14,625 | £0 | £0 | -£4,847 | -£21,062 |
| Year 5 | £17,261 | £7,189 | £14,625 | £0 | £0 | -£4,553 | -£25,616 |
Disposal gain (gross)-£20,318
CGT£0
Net Disposal proceeds£322,944
What we verified
What we verified
41154 ok · 1 caution · 1 fail · 5 unknown
Legal & planning
Leasehold113 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
113 yr
Extracted from listing description · verify with solicitor
Tenure & planning113 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 cohortBS31 1HB · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bristol · 8.7 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 · 1140 sqft
£28k–£54k
£ per sqft
building cost only
£24–£47
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£7,980–£14,820
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,540–£23,940
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
Council lease wins — -£516/mo · £7/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.11% | -£522 | £123,762 | -20.7% | Low | Feasible |
| Housing-benefit rent | 4.37% | -£743 | £123,762 | -30.3% | Med | Feasible |
| ⭐ Council lease | 4.37% | -£516 | £123,762 | -22.9% | Low | Feasible |
| Refurb & refinance | 5.11% | -£522 | £147,057 | -17.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£334 | £351,557 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Bristol · cap £1,092/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bristol
- LHA monthly cap:
- £1,092
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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
+£178/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 5.11% as-is
As-is Rent it out
Monthly profit-£338
Return before costs on price5.11%
Cash needed£86,898
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,898
Δ vs Rent it out Monthly profit+£178
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
£62,400
Range: £55,200 – £72,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 94% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 94% (349 decisions)
≈0.0% within 100 m vs 10% policy
£60,450–£115,265full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- Rewire£4,560–£9,120
- Replumb£3,420–£7,980
- Windows£11,400–£21,660
- Paint + decor£10,260–£18,240
- Flooring£14,820–£27,360
Comparables
sold within 0.5 miWide · CV 20.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Local HMO policy & concentration
≈0.0% within 100 m vs 10% policy
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingTwo Rivers Church of England PrimaryPrimary · Free schools · BS31 1GE
- GoodIKB AcademySecondary · Studio schools · BS31 1SP
- Not ratedChandag Primary SchoolPrimary · Academy converter · BS31 1PQ
- Not ratedWellsway SchoolSecondary · Academy converter · BS31 1PH
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£15,336
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,266
Exit costs
Projected sale price (5y · 2%/yr growth)£331,224
Capital gain (pre-CGT)£31,224
Sale costs (~2.5%)£8,281
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-£25,616
Rates as of Oct 2024
Acquisition costs
£123,762cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£20,737
Legal + survey£2,525
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£123,762
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Quote Reference NF0664 To Arrange Your Viewing
Discover spacious penthouse living with breathtaking views from this light-filled, two double bedroom apartment in Keynsham, offered without an onward chain.
Boasting a generous 1140 sq ft (106 sq metres) of accommodation, this penthouse apartment offers more space than many houses. Situated in St Kenya Court, this home provides elevator access and an expansive L-shaped sun terrace, perfect for enjoying the superb vistas over t…
Floor plans
Listing metazoopla · eXp World UK
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£522
Cash needed
£124K
Return after costs
-5.06%
IRR
-5.26%
St Kenya Court, Temple Street, Keynsham, Bristol BS31
flat · 2 bed · 1 bath · 1,140 sqft
£300,000
est £1,278 · 5.11% gross
Leasehold 113yrEPC F
1 / 34
0/100
Marginal
5.11% — verify the rent + comps locally.
Energy rating F — Min. energy standard blocker by 2030 (~£10,000–£20,000 upgrade)
Price
£300K
35% above sold comps
Return before costs
5.11%
est rent £1,278/monot enough comparablesRange £1,218–£1,341/mo (Q1–Q3)
Bedrooms
2
1 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: £1,218–£1,341/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£15,553–£29,032 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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
-£522
after mortgage, operating costs & tax
Rent in£1,278/mo gross
£1,229/mo collected · £49/mo lost to voids
Where it goes
£1,219Mortgage£532Costs
Outgoings exceed rent — you top up £522/mo
Mortgage£1,219
Costs£532
Management£128
Maintenance£67
Insurance£28
CapEx reserve£64
Voids + council tax£6
Service charge + ground rent£135
Ltd co. accounts£104
Tax—
Shortfall−£522
Returns
Return before costs on price5.11%
Cash return on cash-5.06%
Gross margin£697
Cash needed£123,762
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bristol · cap £1,092/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bristol
- LHA monthly cap:
- £1,092
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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 | £15,336 | £6,387 | £14,625 | £0 | £0 | -£5,676 | -£5,676 |
| Year 2 | £15,796 | £6,579 | £14,625 | £0 | £0 | -£5,408 | -£11,084 |
| Year 3 | £16,270 | £6,776 | £14,625 | £0 | £0 | -£5,131 | -£16,216 |
| Year 4 | £16,758 | £6,980 | £14,625 | £0 | £0 | -£4,847 | -£21,062 |
| Year 5 | £17,261 | £7,189 | £14,625 | £0 | £0 | -£4,553 | -£25,616 |
Rent by the room upside
What we verified
5216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining113 yr
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
Service chargeReduces net yield£1,434/yr
Ground rentDoubling clauses kill mortgageability£175/yr
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 20.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,925
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£25,616
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£20,737
Legal + survey£2,525
Mortgage + broker£5,500
Cash needed£123,762
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
Quote Reference NF0664 To Arrange Your Viewing
Discover spacious penthouse living with breathtaking views from this light-filled, two double bedroom apartment in Keynsham, offered without an onward chain.
Boasting a generous 1140 sq ft (106 sq metres) of accommodation, this penthouse apartment offers more space than many houses. Situated in St Kenya Court, this home provides elevator access and an expansive L-shaped sun terrace, perfect for enjoying the superb vistas over t…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice