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Year 5 disposal
⊞ View all 14
18/ 100
Weak
6.80% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£226/mo — significantly negative — real recurring drain
- -2.6% 5y IRR — capital outlay disproportionate to returns
- 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
−£226/mo
You top up £226/mo
Price vs market
Above comparable sales
+70% vs 12 sold
Return · IRR
-2.6%/yr
Loses money over 5 years
Cash to get in
£121K
Deposit + fees + refurb
Price £345KReturn before costs on price 6.80%5-yr return on cash -4%Rent est. £1,955 (£1,704–£2,243)
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: £1,704–£2,243/mo · n=141
Financing
DepositYour cash in — the rest is the mortgage25% · £86,250
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £258,750 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
-£226
after mortgage, operating costs & tax
Rent in£1,955/mo gross
£1,880/mo collected · £75/mo lost to voids
Where it goes
£1,402Mortgage£704Costs
Outgoings exceed rent — you top up £226/mo
Mortgage£1,402
Costs£704
Management£196
Maintenance£67
Insurance£28
CapEx reserve£98
Voids + council tax£9
Service charge + ground rent£203
Ltd co. accounts£104
Tax—
Shortfall−£226
Returns
Return before costs on price6.80%
Cash return on cash-2.25%
Gross margin£1,175
Cash needed£120,800
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
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 | £23,460 | £8,452 | £16,819 | £0 | £0 | -£1,811 | -£1,811 |
| Year 2 | £24,164 | £8,706 | £16,819 | £0 | £0 | -£1,361 | -£3,171 |
| Year 3 | £24,889 | £8,967 | £16,819 | £0 | £0 | -£897 | -£4,068 |
| Year 4 | £25,635 | £9,236 | £16,819 | £0 | £0 | -£419 | -£4,487 |
| Year 5 | £26,404 | £9,513 | £16,819 | £0 | £14 | £59 | -£4,428 |
Disposal gain (gross)-£1,990
CGT£0
Net Disposal proceeds£371,385
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 cohortRH1 1UG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 28.9 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 history151d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£350,250 in 2021 → £345,000 asking
-1.5%in 5y
- 2021£350,250—
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 — -£226/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 | 6.80% | -£226 | £120,800 | -3.7% | Low | Feasible |
| Housing-benefit rent | 3.82% | -£995 | £120,800 | -43.7% | Med | Feasible |
| Council lease | 3.82% | -£762 | £120,800 | -35.9% | Low | Feasible |
| Refurb & refinance | 6.80% | -£226 | £138,590 | -3.2% | Med | Feasible |
| Short-stay let / Airbnb | 7.71% | -£580 | £120,800 | -25.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£402 | £373,915 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context308 active short-lets nearby
Short-let market context
- 308 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Crawley & Reigate · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Crawley & Reigate
- LHA monthly cap:
- £1,097
- 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
Local lettings demandby strategyLive area data
Short-stay let50% occupancy
£146/night ADR
Based on 19 short-let comps nearby
Rent by the room conversion upside
-£364/mo cash flow vs Rent it out if converted to Rent by the room
8.35% Return before costs on price converted vs 6.80% as-is
As-is Rent it out
Monthly profit+£29
Return before costs on price6.80%
Cash needed£98,148
If converted to Rent by the room
Monthly profit-£335
Return before costs on price8.35%
Cash needed£114,148
Δ vs Rent it out Monthly profit-£364
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 25.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodSt Matthew's CofE Primary SchoolPrimary · Academy sponsor led · RH1 1JF
- Not ratedSt Joseph's Catholic Primary SchoolPrimary · Academy converter · RH1 1EA
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£23,460
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,713
Exit costs
Projected sale price (5y · 2%/yr growth)£380,908
Capital gain (pre-CGT)£35,908
Sale costs (~2.5%)£9,523
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-£4,428
Rates as of Oct 2024
Acquisition costs
£120,800cash neededPurchase price£345,000
Deposit (25%)£86,250
Stamp duty+5% additional-property surcharge£24,500
Refurb£1,350
Legal + survey£2,525
Mortgage fees£6,175
Total cash neededdeposit + costs (loan covers the rest)£120,800
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUMMARY *Chain Free* Elevated living within the landmark Picture House development, this sleek apartment offers a prime central location along with a seamless blend of light, space & modern comfort — from relaxed mornings on the private balcony to effortless entertaining in the open plan living space.
DESCRIPTION Set within the iconic Picture House development, this stylish fifth-floor apartment offers contemporary living in a prime Redhill location. Step inside to discover…
Floor plans
Nearby active comparables10 rentals
Comparable rentals
RH1 · same beds + typeMedian nearby: £1,650/mo · 10 of 10 already let-£305 vs our est
- at Pure Resi, 51 Queensgate, Cromwell…Let2b£1,650/moMay 2026
- Chilworth Court, Redhill, RH1Let2b£1,650/moMay 2026
- Reed Drive, Redhill, RH1Let2b£1,750/moMay 2026
- St. Annes Mount, Redhill, RH1Let2b£1,700/moMay 2026
- Marketfield Road, Redhill RH1Let2b£2,150/moMay 2026
- Cromwell Road, Redhill, RH1Let2b£1,650/moMay 2026
- at Pure Resi, 44 Queensgate, Cromwell…Let2b£1,650/moMay 2026
- Lancaster House, Redhill, RH1Let2b£1,750/moMay 2026
- Talfourd Way, REDHILL, RH1Let2b£1,600/moMay 2026
- Flat, London Road North, Merstham, Re…Let2b£1,650/moMay 2026
Other deals nearby
RH1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Connells
About this listing
151 days · RightmovePrice history
5-year price trend
Monthly profit
−£226
Cash needed
£121K
Return after costs
-2.25%
IRR
-2.60%
Listed 151d ago
Marketfield Way, Redhill
flat · 2 bed · 2 bath
£345,000
est £1,955 · 6.80% gross
Chain free
1 / 14
18/100
Marginal
6.80% — verify the rent + comps locally.
Chain free
Price
£345K
70% above sold comps
Return before costs
6.80%
est rent £1,955/mo141 comps within 500 mRange £1,704–£2,243/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: £1,704–£2,243/mo · n=141
Financing
DepositYour cash in — the rest is the mortgage25% · £86,250
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £258,750 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
-£226
after mortgage, operating costs & tax
Rent in£1,955/mo gross
£1,880/mo collected · £75/mo lost to voids
Where it goes
£1,402Mortgage£704Costs
Outgoings exceed rent — you top up £226/mo
Mortgage£1,402
Costs£704
Management£196
Maintenance£67
Insurance£28
CapEx reserve£98
Voids + council tax£9
Service charge + ground rent£203
Ltd co. accounts£104
Tax—
Shortfall−£226
Returns
Return before costs on price6.80%
Cash return on cash-2.25%
Gross margin£1,175
Cash needed£120,800
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context308 active short-lets nearby
Short-let market context
- 308 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Crawley & Reigate · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Crawley & Reigate
- LHA monthly cap:
- £1,097
- 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 | £23,460 | £8,452 | £16,819 | £0 | £0 | -£1,811 | -£1,811 |
| Year 2 | £24,164 | £8,706 | £16,819 | £0 | £0 | -£1,361 | -£3,171 |
| Year 3 | £24,889 | £8,967 | £16,819 | £0 | £0 | -£897 | -£4,068 |
| Year 4 | £25,635 | £9,236 | £16,819 | £0 | £0 | -£419 | -£4,487 |
| Year 5 | £26,404 | £9,513 | £16,819 | £0 | £14 | £59 | -£4,428 |
Rent by the room upside
What we verified
3307
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
Service chargeReduces net yield£2,140/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 25.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,364
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,428
Acquisition costs
25% deposit£86,250
Stamp duty£24,500
Refurb£1,350
Legal + survey£2,525
Mortgage + broker£6,175
Cash needed£120,800
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 *Chain Free* Elevated living within the landmark Picture House development, this sleek apartment offers a prime central location along with a seamless blend of light, space & modern comfort — from relaxed mornings on the private balcony to effortless entertaining in the open plan living space.
DESCRIPTION Set within the iconic Picture House development, this stylish fifth-floor apartment offers contemporary living in a prime Redhill location. Step inside to discover…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice