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Year 5 disposal
⊞ View all 18
17/ 100
Weak
6.67% 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 −£292/mo — significantly negative — real recurring drain
- -5.2% 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
−£292/mo
You top up £292/mo
Price vs market
Above comparable sales
+27% vs 12 sold
Return · IRR
-5.2%/yr
Loses money over 5 years
Cash to get in
£69K
Deposit + fees + refurb
Price £200KReturn before costs on price 6.67%5-yr return on cash -19%Rent est. £1,112 (£916–£1,350)
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: £916–£1,350/mo · n=101
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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
-£292
after mortgage, operating costs & tax
Rent in£1,112/mo gross
£1,069/mo collected · £43/mo lost to voids
Where it goes
£813Mortgage£549Costs
Outgoings exceed rent — you top up £292/mo
Mortgage£813
Costs£549
Management£111
Maintenance£67
Insurance£28
CapEx reserve£56
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£292
Returns
Return before costs on price6.67%
Cash return on cash-5.09%
Gross margin£521
Cash needed£68,850
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.32
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 | £13,344 | £6,582 | £9,750 | £0 | £0 | -£2,988 | -£2,988 |
| Year 2 | £13,744 | £6,780 | £9,750 | £0 | £0 | -£2,785 | -£5,773 |
| Year 3 | £14,157 | £6,983 | £9,750 | £0 | £0 | -£2,576 | -£8,350 |
| Year 4 | £14,581 | £7,192 | £9,750 | £0 | £0 | -£2,361 | -£10,711 |
| Year 5 | £15,019 | £7,408 | £9,750 | £0 | £0 | -£2,139 | -£12,850 |
Disposal gain (gross)£446
CGT£85
Net Disposal proceeds£215,211
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
Address-matched (ground truth)Band 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 cohortPL1 3FP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Exeter · 60.3 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 history154d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£181,500 in 2011 → £200,000 asking
+10.2%in 15y
- 2011£181,500—
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 — -£292/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 | 6.67% | -£292 | £68,850 | -18.7% | Low | Feasible |
| Housing-benefit rent | 4.04% | -£695 | £68,850 | -55.1% | Med | Feasible |
| Council lease | 4.04% | -£547 | £68,850 | -46.3% | Low | Feasible |
| Refurb & refinance | 6.67% | -£292 | £79,390 | -16.2% | Med | Feasible |
| Short-stay let / Airbnb | 7.08% | -£540 | £68,850 | -45.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £215,390 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Plymouth · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Plymouth
- LHA monthly cap:
- £673
- Scheme type:
- other
- 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
Local lettings demandby strategyLive area data
Short-stay let11% occupancy
£363/night ADR
Based on 15 short-let comps nearby
Rent by the room conversion upside
+£269/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 6.67% as-is
As-is Rent it out
Monthly profit-£82
Return before costs on price6.67%
Cash needed£61,898
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,898
Δ vs Rent it out Monthly profit+£269
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
Planning approval likelihood
Likely approvable · 96% 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 97% (140 decisions)
≈0.0% within 100 m vs 10% policy
£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 47.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
HMOs Mutley, Greenbank, City Centre and surrounding areas
≈0.0% within 100 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodHigh Street Primary AcademyPrimary · Academy sponsor led · PL1 3SJ
- GoodSt Andrew's Cof E VA Primary SchoolPrimary · Voluntary aided school · PL1 3AY
- GoodSt George's CofE Primary AcademyPrimary · Academy sponsor led · PL1 3RX
- GoodMillbay AcademySecondary · Free schools · PL1 3EG
- Not ratedChapel Bridge SchoolNot applicable · Other independent special school · PL1 3JL
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£13,344
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,501
Exit costs
Projected sale price (5y · 2%/yr growth)£220,816
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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-£12,850
Rates as of Oct 2024
Acquisition costs
£68,850cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£1,350
Legal + survey£2,000
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£68,850
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUMMARY We are delighted to introduce this immaculate two bedroom fourth floor apartment to the market, situated in a prime central location. Benefiting from two double bedrooms, open-plan kitchen/lounge, two bathrooms, two balconies with stunning far reaching city & sea views and secure allocated parking.
DESCRIPTION We are delighted to introduce this immaculate two bedroom fourth floor apartment to the market, situated in a prime central location. Benefiting from two doubl…
Floor plans
Listing metarightmove · Connells
About this listing
154 days · RightmovePrice history
5-year price trend
Monthly profit
−£292
Cash needed
£69K
Return after costs
-5.09%
IRR
-5.18%
Listed 154d ago
197, BRITTANY STREET, PLYMOUTH, PL1 3FP
flat · 2 bed · 2 bath · 764 sqft (EPC)
£200,000
est £1,112 · 6.67% gross
EPC C
1 / 18
17/100
Marginal
6.67% — verify the rent + comps locally.
6.67% Return before costs — around the area average for this property type.
Monthly profit −£292/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£200K
27% above sold comps
Return before costs
6.67%
est rent £1,112/monot enough comparablesRange £916–£1,350/mo (Q1–Q3)
Bedrooms
2
2 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: £916–£1,350/mo · n=101
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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
-£292
after mortgage, operating costs & tax
Rent in£1,112/mo gross
£1,069/mo collected · £43/mo lost to voids
Where it goes
£813Mortgage£549Costs
Outgoings exceed rent — you top up £292/mo
Mortgage£813
Costs£549
Management£111
Maintenance£67
Insurance£28
CapEx reserve£56
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£292
Returns
Return before costs on price6.67%
Cash return on cash-5.09%
Gross margin£521
Cash needed£68,850
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.32
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Plymouth · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Plymouth
- LHA monthly cap:
- £673
- Scheme type:
- other
- 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 | £13,344 | £6,582 | £9,750 | £0 | £0 | -£2,988 | -£2,988 |
| Year 2 | £13,744 | £6,780 | £9,750 | £0 | £0 | -£2,785 | -£5,773 |
| Year 3 | £14,157 | £6,983 | £9,750 | £0 | £0 | -£2,576 | -£8,350 |
| Year 4 | £14,581 | £7,192 | £9,750 | £0 | £0 | -£2,361 | -£10,711 |
| Year 5 | £15,019 | £7,408 | £9,750 | £0 | £0 | -£2,139 | -£12,850 |
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 miWide · CV 47.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£12,850
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£4,000
Cash needed£68,850
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
SUMMARY We are delighted to introduce this immaculate two bedroom fourth floor apartment to the market, situated in a prime central location. Benefiting from two double bedrooms, open-plan kitchen/lounge, two bathrooms, two balconies with stunning far reaching city & sea views and secure allocated parking.
DESCRIPTION We are delighted to introduce this immaculate two bedroom fourth floor apartment to the market, situated in a prime central location. Benefiting from two doubl…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice