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Year 5 disposal
BMV -20%
⊞ View all 11
18/ 100
Weak
6.03% return before costs — verify the rent + comps locally.
Why it works
- Priced below market -20% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Floor area 406 sqft — small for the type
- Monthly profit −£352/mo — significantly negative — real recurring drain
- -5.7% 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
−£352/mo
You top up £352/mo
Price vs market
Below market value
-20% vs 12 sold · interior unseen
Return · IRR
-5.7%/yr
Loses money over 5 years
Cash left in
£36K
Stays in after refinancing at value
Price £200KCash to buy £75KReturn before costs on price 6.03%5-yr return on cash -23%Rent est. £1,005 (£889–£1,136)
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: £889–£1,136/mo · n=114
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 (£5,335–£9,958 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
-£352
after mortgage, operating costs & tax
Rent in£1,005/mo gross
£966/mo collected · £39/mo lost to voids
Where it goes
£813Mortgage£505Costs
Outgoings exceed rent — you top up £352/mo
Mortgage£813
Costs£505
Management£101
Maintenance£67
Insurance£28
CapEx reserve£50
Voids + council tax£6
Service charge + ground rent£150
Ltd co. accounts£104
Tax—
Shortfall−£352
Returns
Return before costs on price6.03%
Cash return on cash-5.65%
Gross margin£461
Cash needed£74,613
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.19
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 | £12,060 | £6,065 | £9,750 | £0 | £0 | -£3,755 | -£3,755 |
| Year 2 | £12,422 | £6,247 | £9,750 | £0 | £0 | -£3,575 | -£7,330 |
| Year 3 | £12,794 | £6,434 | £9,750 | £0 | £0 | -£3,390 | -£10,720 |
| Year 4 | £13,178 | £6,627 | £9,750 | £0 | £0 | -£3,199 | -£13,919 |
| Year 5 | £13,574 | £6,826 | £9,750 | £0 | £0 | -£3,003 | -£16,922 |
Disposal gain (gross)-£5,317
CGT£0
Net Disposal proceeds£215,296
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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 cohortGL50 2LR · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
UWE Bristol · 53.9 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
1-bed · 1-bath · 406 sqft
£14k–£29k
£ per sqft
building cost only
£36–£72
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£2,842–£5,278
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£4,466–£8,526
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history141d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£195,000 in 2024 → £200,000 asking
+2.6%in 2y
- 2024£195,000+38.3% in 6y
- 2018£141,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£480/mo · £831/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.03% | -£352 | £74,613 | -22.7% | Low | Feasible |
| Housing-benefit rent | 3.74% | -£703 | £74,613 | -51.9% | Med | Feasible |
| Council lease | 0.00% | -£1,162 | £74,613 | -95.2% | Low | Feasible |
| Refurb & refinance | 6.03% | -£352 | £87,458 | -19.3% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 18.15% | +£480 | £74,613 | 44.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£349 | £223,458 | 6% | 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 Cheltenham · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £623
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 let54% occupancy
£184/night ADR
Based on 9 short-let comps nearby
Rent by the room conversion upside
+£356/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 6.03% as-is
As-is Rent it out
Monthly profit-£169
Return before costs on price6.03%
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+£356
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 miWide · CV 61.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingChrist Church CofE Primary SchoolPrimary · Academy converter · GL50 2NR
- GoodSt James' Church of England Primary SchoolPrimary · Academy converter · GL50 2RS
- Not ratedDean Close AirthrieNot applicable · Other independent school · GL50 2NY
- Not ratedUniversity of GloucestershireNot applicable · Higher education institutions · GL50 2RH
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£12,060
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,219
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-£16,922
Rates as of Oct 2024
Acquisition costs
£74,613cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£7,113
Legal + survey£2,000
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£74,613
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Located within an attractive Grade II listed building on Queens Road, this beautifully presented one bedroom ground floor apartment has been finished to a high standard throughout and offers stylish accommodation in a sought-after central location. Ideally situated close to Cheltenham Town Centre, Montpellier and a range of local amenities, this superb apartment would make an ideal first-time purchase, investment or town base.
The apartment briefly comprises an entrance hall…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
GL50 · same beds + typeMedian nearby: £1,200/mo · 1 of 1 already let+£195 vs our est
- Wellington Mews, Cheltenham, GL50Let1b£1,200/moMay 2026
Listing metarightmove · Andrews Estate Agents
About this listing
141 days · RightmovePrice history
5-year price trend
Monthly profit
−£352
Cash needed
£75K
Return after costs
-5.65%
IRR
-5.71%
Listed 141d ago
Queens Road, Cheltenham, Gloucestershire, GL50
flat · 1 bed · 1 bath · 406 sqft
£200,000
est £1,005 · 6.03% gross
Listed building
Priced below market
1 / 11
18/100
Marginal
6.03% — verify the rent + comps locally.
Priced below market -20% vs 12 nearby sold (last 12 mo)
Price
£200K
20% below sold comps
Return before costs
6.03%
est rent £1,005/monot enough comparablesRange £889–£1,136/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: £889–£1,136/mo · n=114
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 (£5,335–£9,958 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
-£352
after mortgage, operating costs & tax
Rent in£1,005/mo gross
£966/mo collected · £39/mo lost to voids
Where it goes
£813Mortgage£505Costs
Outgoings exceed rent — you top up £352/mo
Mortgage£813
Costs£505
Management£101
Maintenance£67
Insurance£28
CapEx reserve£50
Voids + council tax£6
Service charge + ground rent£150
Ltd co. accounts£104
Tax—
Shortfall−£352
Returns
Return before costs on price6.03%
Cash return on cash-5.65%
Gross margin£461
Cash needed£74,613
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.19
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 Cheltenham · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £623
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 | £12,060 | £6,065 | £9,750 | £0 | £0 | -£3,755 | -£3,755 |
| Year 2 | £12,422 | £6,247 | £9,750 | £0 | £0 | -£3,575 | -£7,330 |
| Year 3 | £12,794 | £6,434 | £9,750 | £0 | £0 | -£3,390 | -£10,720 |
| Year 4 | £13,178 | £6,627 | £9,750 | £0 | £0 | -£3,199 | -£13,919 |
| Year 5 | £13,574 | £6,826 | £9,750 | £0 | £0 | -£3,003 | -£16,922 |
Rent by the room upside
What we verified
4216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaListed
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£1,500/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 61.0%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-£16,922
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£7,113
Legal + survey£2,000
Mortgage + broker£4,000
Cash needed£74,613
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
Located within an attractive Grade II listed building on Queens Road, this beautifully presented one bedroom ground floor apartment has been finished to a high standard throughout and offers stylish accommodation in a sought-after central location. Ideally situated close to Cheltenham Town Centre, Montpellier and a range of local amenities, this superb apartment would make an ideal first-time purchase, investment or town base.
The apartment briefly comprises an entrance hall…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice