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Year 5 disposal
BMV -40%
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100/ 100
Strong
Strong investment fundamentals.
Why it works
- 16.36% return before costs — above-market
- Priced below market -40% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC B — MEES compliant
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£62/mo
Barely breaks even each month
Price vs market
Below market value
-40% vs 12 sold · interior unseen
Return · IRR
1.9%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £90KCash to buy £42KReturn before costs on price 16.36%5-yr return on cash 18%Rent est. £1,227 (£1,072–£1,404)
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: £1,072–£1,404/mo · n=103
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 £67,500 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
+£62
after mortgage, operating costs & tax
Rent in£1,227/mo gross
£1,180/mo collected · £47/mo lost to voids
Where it goes
£366Mortgage£738Costs
£62/mo left as profit · 5% of rent kept
Mortgage£366
Costs£738
Management£123
Maintenance£67
Insurance£20
CapEx reserve£61
Voids + council tax£7
Service charge + ground rent£356
Ltd co. accounts£104
Tax£15
Profit+£62
Returns
Return before costs on price16.36%
Cash return on cash1.76%
Gross margin£442
Cash needed£42,114
Monthly profit payback56y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.23
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 | £14,724 | £8,856 | £4,388 | £0 | £281 | £1,200 | £1,200 |
| Year 2 | £15,166 | £9,121 | £4,388 | £0 | £315 | £1,342 | £2,542 |
| Year 3 | £15,621 | £9,395 | £4,388 | £0 | £349 | £1,489 | £4,031 |
| Year 4 | £16,089 | £9,677 | £4,388 | £0 | £385 | £1,640 | £5,671 |
| Year 5 | £16,572 | £9,967 | £4,388 | £0 | £421 | £1,796 | £7,468 |
Disposal gain (gross)-£10,381
CGT£0
Net Disposal proceeds£96,883
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£275/yr
Service charge
Annual running cost
£4,000/yr
High ground rent — £275/year
Above the £250 assured-tenancy threshold. Risk of forfeiture proceedings on missed payments. Some lenders cap acceptable ground rent at this level.
Service charge ~4.44% of price
£4,000/year on a £90,000 property eats ~10–15% of typical gross yield. Build into the BTL model.
Extracted from listing description · verify with solicitor
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band B
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortNR1 1PR · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 92.9 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 history129d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£150,000 in 2014 → £90,000 asking
-40.0%in 12y
- 2014£150,000-25.0% in 7y
- 2007£200,000—
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 — +£62/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 | 16.36% | +£62 | £42,114 | 17.7% | Low | Feasible |
| Housing-benefit rent | 9.24% | -£404 | £42,114 | -49.9% | Med | Feasible |
| Council lease | 9.24% | -£254 | £42,114 | -35.3% | Low | Feasible |
| Refurb & refinance | 16.36% | +£62 | £50,920 | 14.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£547 | £111,570 | -5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Central Norfolk & Norwich · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Norfolk & Norwich
- LHA monthly cap:
- £693
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
Rent by the room conversion upside
+£178/mo cash flow vs Rent it out if converted to Rent by the room
32.00% Return before costs on price converted vs 16.36% as-is
As-is Rent it out
Monthly profit+£357
Return before costs on price16.36%
Cash needed£34,398
If converted to Rent by the room
Monthly profit+£536
Return before costs on price32.00%
Cash needed£50,398
Δ vs Rent it out Monthly profit+£178
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
£28,769–£54,000full refurb + room split
⚠️ Capped at 60% of £90,000 asking (£54,000). Raw model: £48,390–£90,830. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,137–£10,273
- 2 × bathroom£6,777–£12,425
- Rewire£1,926–£3,371
- Replumb£1,445–£2,889
- Windows£4,816–£8,668
- Paint + decor£3,371–£6,260
- Flooring£5,297–£10,113
Comparables
sold within 0.5 miWide · CV 37.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedCharles Darwin Primary SchoolPrimary · Free schools · NR1 1DJ
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£14,724
Section 24 credit£0
Annual tax due£281
Post-tax Monthly profit annual£634
Exit costs
Projected sale price (5y · 2%/yr growth)£99,367
Capital gain (pre-CGT)£9,367
Sale costs (~2.5%)£2,484
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£7,468
Rates as of Oct 2024
Acquisition costs
£42,114cash neededPurchase price£90,000
Deposit (25%)£22,500
Stamp duty+5% additional-property surcharge£4,500
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,350
Total cash neededdeposit + costs (loan covers the rest)£42,114
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Guide Price= £90,000 - £110,000 plus fees
For Sale By Unconditional Online Auction - Auction Ends 30/06/2026 10:10
Description No. 51 Greyfriars Road comprises a two-bedroom apartment positioned in an excellent city centre location.
The property is located on the fourth floor accessed via the staircase or the lift.
You are welcomed into a spacious entrance hall which provides access to a useful cloak cupboard, family bathroom, two double bedrooms and the open plan kitchen…
Floor plans
Listing metarightmove · Brown & Co Online Auctions
About this listing
129 days · RightmovePrice history
5-year price trend
Monthly profit
+£62
Cash needed
£42K
Return after costs
1.76%
IRR
1.93%
Listed 129d ago
51, GREYFRIARS ROAD, NORWICH, NR1 1PR
✓ Verified address
flat · 2 bed · 2 bath · 635 sqft (EPC)
£90,000
est £1,227 · 16.36% gross
EPC B
Priced below market
1 / 24
100/100
Strong
Real 16.36% — fundamentals work.
Priced below market -40% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
16.36% Return before costs — above-market
Price
£90K
40% below sold comps
Return before costs
16.36%
est rent £1,227/mo103 comps within 500 mRange £1,072–£1,404/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
B
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £1,072–£1,404/mo · n=103
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 £67,500 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
+£62
after mortgage, operating costs & tax
Rent in£1,227/mo gross
£1,180/mo collected · £47/mo lost to voids
Where it goes
£366Mortgage£738Costs
£62/mo left as profit · 5% of rent kept
Mortgage£366
Costs£738
Management£123
Maintenance£67
Insurance£20
CapEx reserve£61
Voids + council tax£7
Service charge + ground rent£356
Ltd co. accounts£104
Tax£15
Profit+£62
Returns
Return before costs on price16.36%
Cash return on cash1.76%
Gross margin£442
Cash needed£42,114
Monthly profit payback56y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.23
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Central Norfolk & Norwich · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Norfolk & Norwich
- LHA monthly cap:
- £693
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £14,724 | £8,856 | £4,388 | £0 | £281 | £1,200 | £1,200 |
| Year 2 | £15,166 | £9,121 | £4,388 | £0 | £315 | £1,342 | £2,542 |
| Year 3 | £15,621 | £9,395 | £4,388 | £0 | £349 | £1,489 | £4,031 |
| Year 4 | £16,089 | £9,677 | £4,388 | £0 | £385 | £1,640 | £5,671 |
| Year 5 | £16,572 | £9,967 | £4,388 | £0 | £421 | £1,796 | £7,468 |
Rent by the room upside
What we verified
4506
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▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£4,000/yr
Ground rentDoubling clauses kill mortgageability£275/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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miWide · CV 37.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£878
Annual rental tax£174
CGT yr 5£0 · company level
5y net total£7,468
Acquisition costs
25% deposit£22,500
Stamp duty£4,500
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,350
Cash needed£42,114
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
Guide Price= £90,000 - £110,000 plus fees
For Sale By Unconditional Online Auction - Auction Ends 30/06/2026 10:10
Description No. 51 Greyfriars Road comprises a two-bedroom apartment positioned in an excellent city centre location.
The property is located on the fourth floor accessed via the staircase or the lift.
You are welcomed into a spacious entrance hall which provides access to a useful cloak cupboard, family bathroom, two double bedrooms and the open plan kitchen…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice