Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 10
47/ 100
Caution
Real 8.74% return before costs but flagged risks need pricing in.
Why it works
- 8.74% 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 −£56/mo — mildly negative — equity build may cover
- -1.0% 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
−£56/mo
You top up £56/mo
Price
£150K
No local sold comps to compare
Return · IRR
-1.0%/yr
Loses money over 5 years
Cash to get in
£57K
Deposit + fees + refurb
Return before costs on price 8.74%5-yr return on cash 2%Rent est. £1,092 (£1,045–£1,141)
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
Buy-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: £1,045–£1,141/mo · n=130
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 £112,500 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
-£56
after mortgage, operating costs & tax
Rent in£1,092/mo gross
£1,050/mo collected · £42/mo lost to voids
Where it goes
£586Mortgage£520Costs
Outgoings exceed rent — you top up £56/mo
Mortgage£586
Costs£520
Management£109
Maintenance£67
Insurance£20
CapEx reserve£55
Voids + council tax£5
Service charge + ground rent£160
Ltd co. accounts£104
Tax—
Shortfall−£56
Returns
Return before costs on price8.74%
Cash return on cash-1.17%
Gross margin£530
Cash needed£57,167
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.72
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 | £13,104 | £6,238 | £7,031 | £0 | £0 | -£165 | -£165 |
| Year 2 | £13,497 | £6,425 | £7,031 | £0 | £8 | £33 | -£133 |
| Year 3 | £13,902 | £6,618 | £7,031 | £0 | £48 | £205 | £72 |
| Year 4 | £14,319 | £6,817 | £7,031 | £0 | £90 | £381 | £453 |
| Year 5 | £14,749 | £7,021 | £7,031 | £0 | £132 | £564 | £1,018 |
Disposal gain (gross)-£4,945
CGT£0
Net Disposal proceeds£161,472
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 cohortRG21 5TX · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 21.3 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
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 history134d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£95,000 in 2013 → £150,000 asking
+57.9%in 13y
- 2013£95,000—
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 — -£56/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 | 8.74% | -£56 | £57,167 | 1.8% | Low | Feasible |
| Housing-benefit rent | 6.78% | -£308 | £57,167 | -23.3% | Med | Feasible |
| Council lease | 0.00% | -£937 | £57,167 | -100.6% | Low | Feasible |
| Refurb & refinance | 8.74% | -£56 | £67,234 | 1.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£351 | £168,984 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
+£267/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 8.74% as-is
As-is Rent it out
Monthly profit+£79
Return before costs on price8.74%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£267
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 score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingDove House AcademyNot applicable · Academy special converter · RG21 5SU
- GoodOakridge Infant SchoolPrimary · Community school · RG21 5RR
- GoodOakridge Junior SchoolPrimary · Community school · RG21 5RR
- Not ratedMaple Ridge SchoolNot applicable · Community special school · RG21 5SX
- Not ratedSouth View Junior SchoolPrimary · Community school · RG21 5LL
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£13,104
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£669
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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£1,018
Rates as of Oct 2024
Acquisition costs
£57,167cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£6,417
Legal + survey£2,000
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£57,167
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Amazing opportunity to purchase this one bedroom first floor maisonette in a popular area of Oakridge. The accommodation comprises an entrance hall, well sized lounge/dining room, kitchen, double bedroom and a three piece family bathroom. Further benefits included gas central heating, plenty of communal parking and front garden. The property comes with only £125 ground rent and no service charges, ideal investment or first time buy.
Millard close is situated in Oakridge wh…
Floor plans
Listing metarightmove · Gascoigne-Pees
About this listing
134 days · RightmovePrice history
5-year price trend
Monthly profit
−£56
Cash needed
£57K
Return after costs
-1.17%
IRR
-0.97%
Listed 134d ago
Millard Close, Basingstoke, Hampshire, RG21
flat · 1 bed · 1 bath
£150,000
est £1,092 · 8.74% gross
1 / 10
47/100
Caution
8.74% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.74% Return before costs — above-market
Price
£150K
Return before costs
8.74%
est rent £1,092/mo130 comps within 1.5 kmRange £1,045–£1,141/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
Buy-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: £1,045–£1,141/mo · n=130
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 £112,500 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
-£56
after mortgage, operating costs & tax
Rent in£1,092/mo gross
£1,050/mo collected · £42/mo lost to voids
Where it goes
£586Mortgage£520Costs
Outgoings exceed rent — you top up £56/mo
Mortgage£586
Costs£520
Management£109
Maintenance£67
Insurance£20
CapEx reserve£55
Voids + council tax£5
Service charge + ground rent£160
Ltd co. accounts£104
Tax—
Shortfall−£56
Returns
Return before costs on price8.74%
Cash return on cash-1.17%
Gross margin£530
Cash needed£57,167
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.72
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 | £13,104 | £6,238 | £7,031 | £0 | £0 | -£165 | -£165 |
| Year 2 | £13,497 | £6,425 | £7,031 | £0 | £8 | £33 | -£133 |
| Year 3 | £13,902 | £6,618 | £7,031 | £0 | £48 | £205 | £72 |
| Year 4 | £14,319 | £6,817 | £7,031 | £0 | £90 | £381 | £453 |
| Year 5 | £14,749 | £7,021 | £7,031 | £0 | £132 | £564 | £1,018 |
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
Ground rentDoubling clauses kill mortgageability£125/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,406
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,018
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£3,250
Cash needed£57,167
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
Amazing opportunity to purchase this one bedroom first floor maisonette in a popular area of Oakridge. The accommodation comprises an entrance hall, well sized lounge/dining room, kitchen, double bedroom and a three piece family bathroom. Further benefits included gas central heating, plenty of communal parking and front garden. The property comes with only £125 ground rent and no service charges, ideal investment or first time buy.
Millard close is situated in Oakridge wh…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice