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Year 5 disposal
BMV -37%
⊞ View all 13
85/ 100
Strong
12.94% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 12.94% return before costs — above-market
- Priced below market -37% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Leasehold 85yr — verify at solicitor
- 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
+£174/mo
Barely breaks even each month
Price vs market
Below market value
-37% vs 12 sold · interior unseen
Return · IRR
5.1%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £110KCash to buy £44KReturn before costs on price 12.94%5-yr return on cash 34%Rent est. £1,186 (£1,049–£1,341)
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: £1,049–£1,341/mo · n=59
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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
+£174
after mortgage, operating costs & tax
Rent in£1,186/mo gross
£1,140/mo collected · £46/mo lost to voids
Where it goes
£447Mortgage£478Costs
£174/mo left as profit · 15% of rent kept
Mortgage£447
Costs£478
Management£119
Maintenance£67
Insurance£20
CapEx reserve£59
Voids + council tax£6
Service charge + ground rent£103
Ltd co. accounts£104
Tax£41
Profit+£174
Returns
Return before costs on price12.94%
Cash return on cash4.75%
Gross margin£662
Cash needed£44,067
Monthly profit payback21y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.55
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 | £14,232 | £5,738 | £5,363 | £0 | £595 | £2,537 | £2,537 |
| Year 2 | £14,659 | £5,910 | £5,363 | £0 | £643 | £2,744 | £5,280 |
| Year 3 | £15,099 | £6,087 | £5,363 | £0 | £693 | £2,956 | £8,236 |
| Year 4 | £15,552 | £6,270 | £5,363 | £0 | £745 | £3,174 | £11,411 |
| Year 5 | £16,018 | £6,458 | £5,363 | £0 | £798 | £3,400 | £14,810 |
Disposal gain (gross)-£5,504
CGT£0
Net Disposal proceeds£118,413
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leasehold85 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
85 yr
Service charge
Annual running cost
£936/yr
Lease shortening — 85 years remaining
Still mortgageable today, but plan to extend before it dips below 80. Marriage-value premium kicks in below 80 years.
Extracted from listing description · verify with solicitor
Tenure & planning85 yr
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
Lender impact
-1th 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 cohortRG21 5NS · 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 history123d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£88,000 in 2002 → £110,000 asking
+25.0%in 24y
- 2002£88,000+41.9% in 2y
- 2000£62,000—
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 — +£174/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 | 12.94% | +£174 | £44,067 | 33.6% | Low | Feasible |
| Housing-benefit rent | 8.49% | -£167 | £44,067 | -11.8% | Med | Feasible |
| Council lease | 0.00% | -£741 | £44,067 | -103.4% | Low | Feasible |
| Refurb & refinance | 12.94% | +£174 | £52,134 | 28.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£294 | £126,484 | 4% | 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
+£205/mo cash flow vs Rent it out if converted to Rent by the room
26.18% Return before costs on price converted vs 12.94% as-is
As-is Rent it out
Monthly profit+£267
Return before costs on price12.94%
Cash needed£39,398
If converted to Rent by the room
Monthly profit+£472
Return before costs on price26.18%
Cash needed£55,398
Δ vs Rent it out Monthly profit+£205
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 29.0%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
- 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£14,232
Section 24 credit£0
Annual tax due£595
Post-tax Monthly profit annual£1,989
Exit costs
Projected sale price (5y · 2%/yr growth)£121,449
Capital gain (pre-CGT)£11,449
Sale costs (~2.5%)£3,036
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£14,810
Rates as of Oct 2024
Acquisition costs
£44,067cash neededPurchase price£110,000
Deposit (25%)£27,500
Stamp duty+5% additional-property surcharge£5,500
Refurb£6,417
Legal + survey£2,000
Mortgage fees£2,650
Total cash neededdeposit + costs (loan covers the rest)£44,067
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
PARKERS & BARONS
A charming and characterful top floor apartment, ideally located within easy reach of Festival Place and Basingstoke Railway Station. This well-presented property offers a spacious dual-aspect open plan living area with a refitted kitchen, a generous bedroom, and allocated parking, making it an ideal first-time purchase or investment opportunity.
A well-presented and characterful top floor apartment, ideally positioned within easy reach of Basingstoke town…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
RG21 · same beds + typeMedian nearby: £1,050/mo · 20 of 20 already let-£136 vs our est
- Churchill Place, Churchill Way, Basin…Let1b£1,150/moMay 2026
- Fletcher Close, Basingstoke, RG21Let1b£975/moMay 2026
- Alencon Link, Basingstoke, RG21Let1b£1,285/moMay 2026
- Winchester Street, Basingstoke, RG21Let1b£950/moMay 2026
- Alencon Link, Basingstoke RG21Let1b£1,150/moMay 2026
- Wolverton Square, 15-16 London Street…Let1b£1,050/moMay 2026
- Churchill Way, Basingstoke RG21Let1b£1,175/moMay 2026
- London Street, Basingstoke RG21Let1b£975/moMay 2026
- Normandy House, Basingstoke RG21Let1b£1,150/moMay 2026
- Vantage House, Little Victoria Street…Let1b£1,050/moMay 2026
- Alencon Link, Basingstoke RG21Let1b£1,050/moMay 2026
- Skyline Plaza, Alencon Link, Basingst…Let1b£1,100/moMay 2026
- 2nd Floor, Churchill Place, Churchill…Let1b£1,000/moMay 2026
- Ground Floor, Churchill Place, Church…Let1b£1,200/moApr 2026
- Normandy House, Basingstoke RG21Let1b£1,150/moFeb 2026
- Millard Close, Basingstoke RG21Let1b£950/moNov 2025
- Victoria Street, Basingstoke RG21Let1b£1,000/moNov 2025
- Rubens Close, Basingstoke, Hampshire…Let1b£950/moNov 2025
- Alencon Link, Basingstoke RG21Let1b£900/moJul 2025
- Feathers Yard, Basingstoke, Hampshire…Let1b£975/moNov 2025
Other deals nearby
RG21 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Parkers & Barons Estate Agents
About this listing
123 days · RightmovePrice history
5-year price trend
Monthly profit
+£174
Cash needed
£44K
Return after costs
4.75%
IRR
5.09%
Listed 123d ago
Cromwell Road, Basingstoke, Hampshire, RG21
flat · 1 bed · 1 bath
£110,000
est £1,186 · 12.94% gross
Leasehold 85yr
Priced below market
1 / 13
85/100
Strong
12.94% — verify the rent + comps locally.
Priced below market -37% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.94% Return before costs — above-market
Lease 85 yrs — extend before exit
Price
£110K
37% below sold comps
Return before costs
12.94%
est rent £1,186/mo59 comps within 1 kmRange £1,049–£1,341/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: £1,049–£1,341/mo · n=59
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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
+£174
after mortgage, operating costs & tax
Rent in£1,186/mo gross
£1,140/mo collected · £46/mo lost to voids
Where it goes
£447Mortgage£478Costs
£174/mo left as profit · 15% of rent kept
Mortgage£447
Costs£478
Management£119
Maintenance£67
Insurance£20
CapEx reserve£59
Voids + council tax£6
Service charge + ground rent£103
Ltd co. accounts£104
Tax£41
Profit+£174
Returns
Return before costs on price12.94%
Cash return on cash4.75%
Gross margin£662
Cash needed£44,067
Monthly profit payback21y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.55
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 | £14,232 | £5,738 | £5,363 | £0 | £595 | £2,537 | £2,537 |
| Year 2 | £14,659 | £5,910 | £5,363 | £0 | £643 | £2,744 | £5,280 |
| Year 3 | £15,099 | £6,087 | £5,363 | £0 | £693 | £2,956 | £8,236 |
| Year 4 | £15,552 | £6,270 | £5,363 | £0 | £745 | £3,174 | £11,411 |
| Year 5 | £16,018 | £6,458 | £5,363 | £0 | £798 | £3,400 | £14,810 |
Rent by the room upside
What we verified
3307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining85 yr
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
Service chargeReduces net yield£936/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 29.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,073
Annual rental tax£491
CGT yr 5£0 · company level
5y net total£14,810
Acquisition costs
25% deposit£27,500
Stamp duty£5,500
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£2,650
Cash needed£44,067
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
PARKERS & BARONS
A charming and characterful top floor apartment, ideally located within easy reach of Festival Place and Basingstoke Railway Station. This well-presented property offers a spacious dual-aspect open plan living area with a refitted kitchen, a generous bedroom, and allocated parking, making it an ideal first-time purchase or investment opportunity.
A well-presented and characterful top floor apartment, ideally positioned within easy reach of Basingstoke town…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice