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Year 5 disposal
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0/ 100
Weak
4.90% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£975/mo — heavily negative — needs monthly capital injection
- -8.3% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£975/mo
You top up £975/mo
Price
£400K
No local sold comps to compare
Return · IRR
-8.3%/yr
Loses money over 5 years
Cash to get in
£155K
Deposit + fees + refurb
Return before costs on price 4.90%5-yr return on cash -34%Rent est. £1,635 (£1,520–£1,759)
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: £1,520–£1,759/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £300,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£975
after mortgage, operating costs & tax
Rent in£1,635/mo gross
£1,572/mo collected · £63/mo lost to voids
Where it goes
£1,625Mortgage£922Costs
Outgoings exceed rent — you top up £975/mo
Mortgage£1,625
Costs£922
Management£164
Maintenance£67
Insurance£40
CapEx reserve£82
Voids + council tax£7
Service charge + ground rent£458
Ltd co. accounts£104
Tax—
Shortfall−£975
Returns
Return before costs on price4.91%
Cash return on cash-7.56%
Gross margin£650
Cash needed£154,636
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.97
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 | £19,620 | £11,061 | £19,500 | £0 | £0 | -£10,940 | -£10,940 |
| Year 2 | £20,209 | £11,392 | £19,500 | £0 | £0 | -£10,684 | -£21,624 |
| Year 3 | £20,815 | £11,734 | £19,500 | £0 | £0 | -£10,419 | -£32,043 |
| Year 4 | £21,439 | £12,086 | £19,500 | £0 | £0 | -£10,147 | -£42,190 |
| Year 5 | £22,082 | £12,449 | £19,500 | £0 | £0 | -£9,866 | -£52,056 |
Disposal gain (gross)-£17,044
CGT£0
Net Disposal proceeds£430,592
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Floor
EWS1 typically required above 18m
Floor 3
Lender impact
3rd floor — building height ambiguous (could be ≤ 11 m or > 11 m). Confirm whether EWS1 is required 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 cohortBH5 1AP · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Southampton · 39.2 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
3-bed · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£975/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 | 4.91% | -£975 | £154,636 | -33.7% | Low | Feasible |
| Housing-benefit rent | 3.44% | -£1,445 | £154,636 | -52.0% | Med | Feasible |
| Council lease | 0.00% | -£2,294 | £154,636 | -90.6% | Low | Feasible |
| Refurb & refinance | 4.91% | -£975 | £180,680 | -28.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£669 | £453,680 | 5% | Med | Feasible |
| Rent by the room | 6.08% | -£1,380 | £154,636 | -46.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Bournemouth · cap £1,147/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bournemouth
- LHA monthly cap:
- £1,147
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
-£111/mo cash flow vs Rent it out if converted to Rent by the room
7.20% Return before costs on price converted vs 4.91% as-is
As-is Rent it out
Monthly profit-£439
Return before costs on price4.91%
Cash needed£111,898
If converted to Rent by the room
Monthly profit-£550
Return before costs on price7.20%
Cash needed£127,898
Δ vs Rent it out Monthly profit-£111
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£54,690–£102,530full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£19,620
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£11,695
Exit costs
Projected sale price (5y · 2%/yr growth)£441,632
Capital gain (pre-CGT)£41,632
Sale costs (~2.5%)£11,041
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-£52,056
Rates as of Oct 2024
Acquisition costs
£154,636cash neededPurchase price£400,000
Deposit (25%)£100,000
Stamp duty+5% additional-property surcharge£30,000
Refurb£15,111
Legal + survey£2,525
Mortgage fees£7,000
Total cash neededdeposit + costs (loan covers the rest)£154,636
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Boasting panoramic sea views from its private balcony, this stunning three-bedroom duplex apartment offers an exceptional coastal living experience, perfect as a permanent residence or a lucrative holiday let.
The apartment features a modern kitchen complete with a stylish island, ideal for entertaining and daily living. With three contemporary bathrooms, convenience and luxury are assured for all residents and guests. The generously sized reception room provides a comfortab…
Floor plans
Listing metazoopla · eXp World UK
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£975
Cash needed
£155K
Return after costs
-7.56%
IRR
-8.33%
Owls Road, Bournemouth BH5
flat · 3 bed · 2 bath
£400,000
est £1,635 · 4.90% gross
1 / 21
0/100
Marginal
4.90% — verify the rent + comps locally.
4.91% Return before costs — around the area average for this property type.
Monthly profit −£975/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£400K
Return before costs
4.90%
est rent £1,635/monot enough comparablesRange £1,520–£1,759/mo (Q1–Q3)
Bedrooms
3
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: £1,520–£1,759/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £300,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£975
after mortgage, operating costs & tax
Rent in£1,635/mo gross
£1,572/mo collected · £63/mo lost to voids
Where it goes
£1,625Mortgage£922Costs
Outgoings exceed rent — you top up £975/mo
Mortgage£1,625
Costs£922
Management£164
Maintenance£67
Insurance£40
CapEx reserve£82
Voids + council tax£7
Service charge + ground rent£458
Ltd co. accounts£104
Tax—
Shortfall−£975
Returns
Return before costs on price4.91%
Cash return on cash-7.56%
Gross margin£650
Cash needed£154,636
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.97
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bournemouth · cap £1,147/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bournemouth
- LHA monthly cap:
- £1,147
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 | £19,620 | £11,061 | £19,500 | £0 | £0 | -£10,940 | -£10,940 |
| Year 2 | £20,209 | £11,392 | £19,500 | £0 | £0 | -£10,684 | -£21,624 |
| Year 3 | £20,815 | £11,734 | £19,500 | £0 | £0 | -£10,419 | -£32,043 |
| Year 4 | £21,439 | £12,086 | £19,500 | £0 | £0 | -£10,147 | -£42,190 |
| Year 5 | £22,082 | £12,449 | £19,500 | £0 | £0 | -£9,866 | -£52,056 |
Rent by the room upside
What we verified
5107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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
Service chargeReduces net yield£5,200/yr
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,900
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£52,056
Acquisition costs
25% deposit£100,000
Stamp duty£30,000
Refurb£15,111
Legal + survey£2,525
Mortgage + broker£7,000
Cash needed£154,636
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
Boasting panoramic sea views from its private balcony, this stunning three-bedroom duplex apartment offers an exceptional coastal living experience, perfect as a permanent residence or a lucrative holiday let.
The apartment features a modern kitchen complete with a stylish island, ideal for entertaining and daily living. With three contemporary bathrooms, convenience and luxury are assured for all residents and guests. The generously sized reception room provides a comfortab…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice