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Year 5 disposal
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23/ 100
Weak
8.31% return before costs — verify the rent + comps locally.
Why it works
- 8.31% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£153/mo — mildly negative — equity build may cover
- -3.3% 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
−£153/mo
You top up £153/mo
Price
£140K
No local sold comps to compare
Return · IRR
-3.3%/yr
Loses money over 5 years
Cash to get in
£54K
Deposit + fees + refurb
Return before costs on price 8.31%5-yr return on cash -10%Rent est. £970 (£873–£1,078)
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: £873–£1,078/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £105,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£153
after mortgage, operating costs & tax
Rent in£970/mo gross
£933/mo collected · £37/mo lost to voids
Where it goes
£569Mortgage£517Costs
Outgoings exceed rent — you top up £153/mo
Mortgage£569
Costs£517
Management£97
Maintenance£67
Insurance£20
CapEx reserve£49
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£153
Returns
Return before costs on price8.31%
Cash return on cash-3.41%
Gross margin£416
Cash needed£53,817
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.64
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £11,640 | £6,203 | £6,825 | £0 | £0 | -£1,387 | -£1,387 |
| Year 2 | £11,989 | £6,389 | £6,825 | £0 | £0 | -£1,224 | -£2,612 |
| Year 3 | £12,349 | £6,580 | £6,825 | £0 | £0 | -£1,056 | -£3,668 |
| Year 4 | £12,719 | £6,778 | £6,825 | £0 | £0 | -£883 | -£4,552 |
| Year 5 | £13,101 | £6,981 | £6,825 | £0 | £0 | -£705 | -£5,257 |
Disposal gain (gross)-£5,010
CGT£0
Net Disposal proceeds£150,707
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 cohortRG22 4ES · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 24.7 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
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 history150d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£127,500 in 2019 → £140,000 asking
+9.8%in 7y
- 2019£127,500+19.2% in 5y
- 2014£107,000+167.8% in 15y
- 1999£39,950+48.0% in 4y
- 1995£27,000—
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 — -£153/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 | 8.31% | -£153 | £53,817 | -9.8% | Low | Feasible |
| Housing-benefit rent | 6.67% | -£359 | £53,817 | -31.5% | Med | Feasible |
| Council lease | 0.00% | -£935 | £53,817 | -106.8% | Low | Feasible |
| Refurb & refinance | 8.31% | -£153 | £63,384 | -8.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £158,284 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £778/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £778
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
+£347/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 8.31% as-is
As-is Rent it out
Monthly profit+£30
Return before costs on price8.31%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costs on price20.57%
Cash needed£62,898
Δ vs Rent it out Monthly profit+£347
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodHatch Warren Infant SchoolPrimary · Community school · RG22 4PQ
- GoodHatch Warren Junior SchoolPrimary · Community school · RG22 4PQ
- GoodManor Field Infant SchoolPrimary · Community school · RG22 4DH
- Not ratedInclusion SchoolNot applicable · Other independent special school · RG22 4BS
- Not ratedManor Field Junior SchoolPrimary · Community school · RG22 4DH
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£11,640
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,835
Exit costs
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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-£5,257
Rates as of Oct 2024
Acquisition costs
£53,817cash neededPurchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£6,417
Legal + survey£2,000
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£53,817
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUMMARY A well-presented one-bedroom flat set within a character building on Winchester Road, offering a bright and practical living space. Ideally located for easy access to Basingstoke town centre and local amenities, perfect for first-time buyers or investors.
DESCRIPTION Ideal for first-time buyers or investors, this well-presented one-bedroom flat is set within the characterful Beechdown House on Winchester Road. Offering a smart and efficient layout, the property featu…
Floor plans
Listing metarightmove · Connells
About this listing
150 days · RightmovePrice history
5-year price trend
Monthly profit
−£153
Cash needed
£54K
Return after costs
-3.41%
IRR
-3.31%
Listed 150d ago
BEECHDOWN HOUSE FLAT 8, WINCHESTER ROAD, BASINGSTOKE, RG22 4ES
✓ Verified address
flat · 1 bed · 1 bath
£140,000
est £970 · 8.31% gross
1 / 15
23/100
Marginal
8.31% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.31% Return before costs — above-market
Price
£140K
Return before costs
8.31%
est rent £970/monot enough comparablesRange £873–£1,078/mo (Q1–Q3)
Bedrooms
1
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: £873–£1,078/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £105,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£153
after mortgage, operating costs & tax
Rent in£970/mo gross
£933/mo collected · £37/mo lost to voids
Where it goes
£569Mortgage£517Costs
Outgoings exceed rent — you top up £153/mo
Mortgage£569
Costs£517
Management£97
Maintenance£67
Insurance£20
CapEx reserve£49
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£153
Returns
Return before costs on price8.31%
Cash return on cash-3.41%
Gross margin£416
Cash needed£53,817
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.64
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £778/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £778
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 | £11,640 | £6,203 | £6,825 | £0 | £0 | -£1,387 | -£1,387 |
| Year 2 | £11,989 | £6,389 | £6,825 | £0 | £0 | -£1,224 | -£2,612 |
| Year 3 | £12,349 | £6,580 | £6,825 | £0 | £0 | -£1,056 | -£3,668 |
| Year 4 | £12,719 | £6,778 | £6,825 | £0 | £0 | -£883 | -£4,552 |
| Year 5 | £13,101 | £6,981 | £6,825 | £0 | £0 | -£705 | -£5,257 |
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£1,365
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,257
Acquisition costs
25% deposit£35,000
Stamp duty£7,300
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£3,100
Cash needed£53,817
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 A well-presented one-bedroom flat set within a character building on Winchester Road, offering a bright and practical living space. Ideally located for easy access to Basingstoke town centre and local amenities, perfect for first-time buyers or investors.
DESCRIPTION Ideal for first-time buyers or investors, this well-presented one-bedroom flat is set within the characterful Beechdown House on Winchester Road. Offering a smart and efficient layout, the property featu…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice