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Year 5 disposal
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28/ 100
Weak
7.80% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.80% 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 −£209/mo — significantly negative — real recurring drain
- -4.3% 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
−£209/mo
You top up £209/mo
Price vs market
Above comparable sales
+28% vs 12 sold
Return · IRR
-4.3%/yr
Loses money over 5 years
Cash to get in
£56K
Deposit + fees + refurb
Price £135KReturn before costs on price 7.80%5-yr return on cash -16%Rent est. £878 (£823–£937)
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: £823–£937/mo · n=68
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 £101,250 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
-£209
after mortgage, operating costs & tax
Rent in£878/mo gross
£844/mo collected · £34/mo lost to voids
Where it goes
£548Mortgage£505Costs
Outgoings exceed rent — you top up £209/mo
Mortgage£548
Costs£505
Management£88
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£209
Returns
Return before costs on price7.80%
Cash return on cash-4.43%
Gross margin£340
Cash needed£56,489
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.54
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 | £10,536 | £6,054 | £6,581 | £0 | £0 | -£2,100 | -£2,100 |
| Year 2 | £10,852 | £6,236 | £6,581 | £0 | £0 | -£1,965 | -£4,065 |
| Year 3 | £11,178 | £6,423 | £6,581 | £0 | £0 | -£1,827 | -£5,892 |
| Year 4 | £11,513 | £6,616 | £6,581 | £0 | £0 | -£1,684 | -£7,576 |
| Year 5 | £11,858 | £6,814 | £6,581 | £0 | £0 | -£1,537 | -£9,113 |
Disposal gain (gross)-£9,389
CGT£0
Net Disposal proceeds£145,325
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortTQ1 4FE · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Exeter · 29.4 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 history150d on marketno cuts yet
Strategy matrix
Rent it out wins — -£209/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 | 7.80% | -£209 | £56,489 | -16.1% | Low | Feasible |
| Housing-benefit rent | 5.98% | -£421 | £56,489 | -38.1% | Med | Feasible |
| Council lease | 5.98% | -£275 | £56,489 | -27.4% | Low | Feasible |
| Refurb & refinance | 7.80% | -£209 | £67,545 | -13.5% | Med | Feasible |
| Short-stay let / Airbnb | 10.51% | -£247 | £56,489 | -24.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £159,020 | 2% | 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 South Devon · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- South Devon
- 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 let36% occupancy
£109/night ADR
Based on 19 short-let comps nearby
Rent by the room conversion upside
+£411/mo cash flow vs Rent it out if converted to Rent by the room
21.33% Return before costs on price converted vs 7.80% as-is
As-is Rent it out
Monthly profit-£18
Return before costs on price7.80%
Cash needed£45,648
If converted to Rent by the room
Monthly profit+£393
Return before costs on price21.33%
Cash needed£61,648
Δ vs Rent it out Monthly profit+£411
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
£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 miWide · CV 45.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodHomelands Primary SchoolPrimary · Community school · TQ1 4NT
- GoodPriory Roman Catholic Primary School, TorquayPrimary · Academy converter · TQ1 4NZ
- GoodSt Marychurch Church of England Primary and Nursery SchoolPrimary · Academy converter · TQ1 4QH
- GoodTorre Church of England AcademyPrimary · Academy converter · TQ1 4DN
- Not ratedAbbey SchoolNot applicable · Other independent school · TQ1 4PR
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£10,536
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,505
Exit costs
Projected sale price (5y · 2%/yr growth)£149,051
Capital gain (pre-CGT)£14,051
Sale costs (~2.5%)£3,726
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-£9,113
Rates as of Oct 2024
Acquisition costs
£56,489cash neededPurchase price£135,000
Deposit (25%)£33,750
Stamp duty+5% additional-property surcharge£6,950
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,025
Total cash neededdeposit + costs (loan covers the rest)£56,489
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
The Property A well presented two bedroom ground floor flat situated in a popular residential area of Torquay, offering comfortable and stylish living accommodation throughout. This attractive property is ideal for first time buyers, investors or those looking to downsize, benefiting from a convenient location close to local amenities, schools, transport links and the stunning South Devon coastline.
The property comprises a bright and spacious living room with plenty of natu…
Floor plans
Nearby active comparables11 rentals · 5 deals
Comparable rentals
TQ1 · same beds + typeMedian nearby: £1,150/mo · 11 of 11 already let+£272 vs our est
- Meadfoot Lane, Torquay TQ1Let2b£1,200/moMay 2026
- Brunswick Terrace, Torquay, TQ1Let2b£875/moMay 2026
- Barton Road, Torquay, TQ1Let2b£885/moMay 2026
- Villa Borghese, Torquay, TQ1Let2b£1,400/moMay 2026
- Teignmouth Road, TORQUAY, TQ1Let2b£1,000/moMay 2026
- Grange Road, Torquay, TQ1Let2b£950/moMay 2026
- Meadfoot Road, Meadfoot Grange Meadfo…Let2b£1,200/moMay 2026
- Lower Warberry Road, TORQUAY, TQ1Let2b£1,200/moMay 2026
- Teignmouth Road, TORQUAY, TQ1Let2b£1,200/moMay 2026
- Babbacombe Road, Ocean View, TQ1Let2b£1,150/moMay 2026
- Babbacombe Road, Torquay, TQ1Let2b£975/moMay 2026
Listing metarightmove · Purplebricks
About this listing
150 days · RightmovePrice history
5-year price trend
Monthly profit
−£209
Cash needed
£56K
Return after costs
-4.43%
IRR
-4.33%
Listed 150d ago
Ebdon Way, Torquay, TQ1
flat · 2 bed · 1 bath
£135,000
est £878 · 7.80% gross
1 / 16
28/100
Marginal
7.80% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.80% Return before costs — above-market
Price
£135K
28% above sold comps
Return before costs
7.80%
est rent £878/monot enough comparablesRange £823–£937/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: £823–£937/mo · n=68
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 £101,250 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
-£209
after mortgage, operating costs & tax
Rent in£878/mo gross
£844/mo collected · £34/mo lost to voids
Where it goes
£548Mortgage£505Costs
Outgoings exceed rent — you top up £209/mo
Mortgage£548
Costs£505
Management£88
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£209
Returns
Return before costs on price7.80%
Cash return on cash-4.43%
Gross margin£340
Cash needed£56,489
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.54
Rent-covers-mortgage check PASS · stress 6.5% (target 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 South Devon · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- South Devon
- 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 | £10,536 | £6,054 | £6,581 | £0 | £0 | -£2,100 | -£2,100 |
| Year 2 | £10,852 | £6,236 | £6,581 | £0 | £0 | -£1,965 | -£4,065 |
| Year 3 | £11,178 | £6,423 | £6,581 | £0 | £0 | -£1,827 | -£5,892 |
| Year 4 | £11,513 | £6,616 | £6,581 | £0 | £0 | -£1,684 | -£7,576 |
| Year 5 | £11,858 | £6,814 | £6,581 | £0 | £0 | -£1,537 | -£9,113 |
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 miWide · CV 45.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,316
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£9,113
Acquisition costs
25% deposit£33,750
Stamp duty£6,950
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,025
Cash needed£56,489
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
The Property A well presented two bedroom ground floor flat situated in a popular residential area of Torquay, offering comfortable and stylish living accommodation throughout. This attractive property is ideal for first time buyers, investors or those looking to downsize, benefiting from a convenient location close to local amenities, schools, transport links and the stunning South Devon coastline.
The property comprises a bright and spacious living room with plenty of natu…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice