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Year 5 disposal
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21/ 100
Weak
7.10% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.10% return before costs — above-market
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£204/mo — significantly negative — real recurring drain
- -2.5% 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
−£204/mo
You top up £204/mo
Price
£240K
No local sold comps to compare
Return · IRR
-2.5%/yr
Loses money over 5 years
Cash to get in
£92K
Deposit + fees + refurb
Return before costs on price 7.10%5-yr return on cash -6%Rent est. £1,419 (£1,378–£1,461)
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: £1,378–£1,461/mo · n=53
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 (£8,073–£15,070 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
-£204
after mortgage, operating costs & tax
Rent in£1,419/mo gross
£1,364/mo collected · £55/mo lost to voids
Where it goes
£975Mortgage£593Costs
Outgoings exceed rent — you top up £204/mo
Mortgage£975
Costs£593
Management£142
Maintenance£67
Insurance£28
CapEx reserve£71
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£204
Returns
Return before costs on price7.09%
Cash return on cash-2.67%
Gross margin£771
Cash needed£91,664
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.40
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 | £17,028 | £7,122 | £11,700 | £0 | £0 | -£1,794 | -£1,794 |
| Year 2 | £17,539 | £7,335 | £11,700 | £0 | £0 | -£1,497 | -£3,290 |
| Year 3 | £18,065 | £7,555 | £11,700 | £0 | £0 | -£1,190 | -£4,481 |
| Year 4 | £18,607 | £7,782 | £11,700 | £0 | £0 | -£875 | -£5,356 |
| Year 5 | £19,165 | £8,016 | £11,700 | £0 | £0 | -£550 | -£5,906 |
Disposal gain (gross)-£8,709
CGT£0
Net Disposal proceeds£258,355
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
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 cohortSG1 4RH · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 37.1 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 history219d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£214,000 in 2022 → £240,000 asking
+12.1%in 4y
- 2022£214,000-4.9% in 5y
- 2017£225,000+41.5% in 4y
- 2013£159,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£204/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 | 7.09% | -£204 | £91,664 | -6.4% | Low | Feasible |
| Housing-benefit rent | 4.86% | -£630 | £91,664 | -34.7% | Med | Feasible |
| Council lease | 4.86% | -£426 | £91,664 | -25.6% | Low | Feasible |
| Refurb & refinance | 7.09% | -£204 | £107,970 | -5.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £271,370 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Stevenage & North Herts · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Stevenage & North Herts
- LHA monthly cap:
- £972
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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
+£52/mo cash flow vs Rent it out if converted to Rent by the room
12.00% Return before costs on price converted vs 7.09% as-is
As-is Rent it out
Monthly profit+£9
Return before costs on price7.09%
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+£52
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 87% 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 90% (31 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- 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 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Stevenage
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodGiles Junior SchoolPrimary · Community school · SG1 4JQ
- GoodThe Giles Infant and Nursery SchoolPrimary · Community school · SG1 4JQ
- GoodThe Leys Primary and Nursery SchoolPrimary · Community school · SG1 4QZ
- Not ratedThe Saint John Henry Newman Catholic SchoolSecondary · Academy converter · SG1 4AE
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£17,028
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,449
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-£5,906
Rates as of Oct 2024
Acquisition costs
£91,664cash neededPurchase price£240,000
Deposit (25%)£60,000
Stamp duty+5% additional-property surcharge£14,300
Refurb£10,764
Legal + survey£2,000
Mortgage fees£4,600
Total cash neededdeposit + costs (loan covers the rest)£91,664
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated within the highly sought after Chrysalis Park development, this beautifully presented twobedroom, two bathroom first floor apartment offers modern living, a private balcony, and the convenience of allocated parking. Perfect for first time buyers, professionals, or investors, this light and airy home combines contemporary style with a fantastic location. The accommodation comprises a welcoming entrance hall leading into an impressive openplan living area, complete wit…
Floor plans
Listing metarightmove · Taylors Estate Agents
About this listing
219 days · RightmovePrice history
5-year price trend
Monthly profit
−£204
Cash needed
£92K
Return after costs
-2.67%
IRR
-2.47%
Listed 219d ago
NOBLE COURT FLAT 7, DRURY LANE, STEVENAGE, SG1 4RH
✓ Verified address
flat · 2 bed · 1 bath
£240,000
est £1,419 · 7.10% gross
1 / 19
21/100
Marginal
7.10% — verify the rent + comps locally.
7.10% Return before costs — above-market
Price
£240K
Return before costs
7.10%
est rent £1,419/monot enough comparablesRange £1,378–£1,461/mo (Q1–Q3)
Bedrooms
2
1 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: £1,378–£1,461/mo · n=53
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 (£8,073–£15,070 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
-£204
after mortgage, operating costs & tax
Rent in£1,419/mo gross
£1,364/mo collected · £55/mo lost to voids
Where it goes
£975Mortgage£593Costs
Outgoings exceed rent — you top up £204/mo
Mortgage£975
Costs£593
Management£142
Maintenance£67
Insurance£28
CapEx reserve£71
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£204
Returns
Return before costs on price7.09%
Cash return on cash-2.67%
Gross margin£771
Cash needed£91,664
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.40
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Stevenage & North Herts · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Stevenage & North Herts
- LHA monthly cap:
- £972
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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 | £17,028 | £7,122 | £11,700 | £0 | £0 | -£1,794 | -£1,794 |
| Year 2 | £17,539 | £7,335 | £11,700 | £0 | £0 | -£1,497 | -£3,290 |
| Year 3 | £18,065 | £7,555 | £11,700 | £0 | £0 | -£1,190 | -£4,481 |
| Year 4 | £18,607 | £7,782 | £11,700 | £0 | £0 | -£875 | -£5,356 |
| Year 5 | £19,165 | £8,016 | £11,700 | £0 | £0 | -£550 | -£5,906 |
Rent by the room upside
What we verified
2307
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▾
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 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-£5,906
Acquisition costs
25% deposit£60,000
Stamp duty£14,300
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£4,600
Cash needed£91,664
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 copyRightmove
Situated within the highly sought after Chrysalis Park development, this beautifully presented twobedroom, two bathroom first floor apartment offers modern living, a private balcony, and the convenience of allocated parking. Perfect for first time buyers, professionals, or investors, this light and airy home combines contemporary style with a fantastic location. The accommodation comprises a welcoming entrance hall leading into an impressive openplan living area, complete wit…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice