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Year 5 disposal
BMV -46%
⊞ View all 13
85/ 100
Strong
16.03% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 16.03% return before costs — above-market
- Priced below market -46% 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
- 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
+£95/mo
Barely breaks even each month
Price vs market
Below market value
-46% vs 12 sold · interior unseen
Return · IRR
3.2%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £70KCash to buy £36KReturn before costs on price 16.03%5-yr return on cash 25%Rent est. £935 (£893–£979)
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: £893–£979/mo · n=94
Financing
DepositYour cash in — the rest is the mortgage25% · £17,500
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 £52,500 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
+£95
after mortgage, operating costs & tax
Rent in£935/mo gross
£899/mo collected · £36/mo lost to voids
Where it goes
£284Mortgage£497Costs
£95/mo left as profit · 11% of rent kept
Mortgage£284
Costs£497
Management£94
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£6
Service charge + ground rent£160
Ltd co. accounts£104
Tax£22
Profit+£95
Returns
Return before costs on price16.03%
Cash return on cash3.19%
Gross margin£402
Cash needed£35,814
Monthly profit payback31y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.16
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 | £11,220 | £5,966 | £3,413 | £0 | £350 | £1,492 | £1,492 |
| Year 2 | £11,557 | £6,144 | £3,413 | £0 | £380 | £1,620 | £3,112 |
| Year 3 | £11,903 | £6,329 | £3,413 | £0 | £411 | £1,751 | £4,863 |
| Year 4 | £12,260 | £6,519 | £3,413 | £0 | £443 | £1,886 | £6,749 |
| Year 5 | £12,628 | £6,714 | £3,413 | £0 | £475 | £2,026 | £8,775 |
Disposal gain (gross)-£10,910
CGT£0
Net Disposal proceeds£75,354
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 cohortIP3 8ER · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 74 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 history121d on market4 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£99,000 in 2013 → £70,000 asking
-29.3%in 13y
- 2013£99,000-7.0% in 6y
- 2007£106,500+30.7% in 3y
- 2004£81,500+16.4% in 2y
- 2002£70,000+105.9% in 5y
- 1997£34,000—
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 — +£95/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 | 16.03% | +£95 | £35,814 | 24.5% | Low | Feasible |
| Housing-benefit rent | 12.26% | -£109 | £35,814 | -6.6% | Med | Feasible |
| Council lease | 12.26% | +£35 | £35,814 | 8.7% | Low | Feasible |
| Refurb & refinance | 16.03% | +£95 | £43,620 | 20.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£351 | £90,570 | -8% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Ipswich · cap £715/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Ipswich
- LHA monthly cap:
- £715
- Scheme type:
- nominee
- 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
Rent by the room conversion upside
+£370/mo cash flow vs Rent it out if converted to Rent by the room
41.14% Return before costs on price converted vs 16.03% as-is
As-is Rent it out
Monthly profit+£229
Return before costs on price16.03%
Cash needed£29,398
If converted to Rent by the room
Monthly profit+£599
Return before costs on price41.14%
Cash needed£45,398
Δ vs Rent it out Monthly profit+£370
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
£42,000
Range: £35,700 – £48,300
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£22,306–£42,000full refurb + room split
⚠️ Capped at 60% of £70,000 asking (£42,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£4,515–£9,029
- 1 × bathroom£2,978–£5,460
- Rewire£1,693–£2,963
- Replumb£1,270–£2,539
- Windows£4,232–£7,618
- Paint + decor£2,963–£5,502
- Flooring£4,656–£8,888
Comparables
sold within 0.5 miWide · CV 27.7%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 ratedRose Hill PrimaryPrimary · Academy converter · IP3 8DL
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£11,220
Section 24 credit£0
Annual tax due£350
Post-tax Monthly profit annual£1,060
Exit costs
Projected sale price (5y · 2%/yr growth)£77,286
Capital gain (pre-CGT)£7,286
Sale costs (~2.5%)£1,932
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£8,775
Rates as of Oct 2024
Acquisition costs
£35,814cash neededPurchase price£70,000
Deposit (25%)£17,500
Stamp duty+5% additional-property surcharge£3,500
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,050
Total cash neededdeposit + costs (loan covers the rest)£35,814
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUMMARY A two bedroom first floor flat located to the east of Ipswich and situated close by to the rejuvenated waterfront marina which boasts many restaurants, bars and cafes. The property boasts a separate lounge, modern shower room, ample off street parking and a large communal garden area.
DESCRIPTION Connells are pleased to offer this two bedroom first floor apartment located to the east of Ipswich and situated near many local amenities. The property has a separate loung…
Floor plans
Nearby active comparables5 deals
Comparable rentals
IP3 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Connells
About this listing
121 days · RightmovePrice history
5-year price trend
Monthly profit
+£95
Cash needed
£36K
Return after costs
3.19%
IRR
3.19%
Listed 121d ago
Rose Hill Crescent, Ipswich
flat · 2 bed · 1 bath
£70,000
est £935 · 16.03% gross
Priced below market
1 / 13
85/100
Strong
16.03% — verify the rent + comps locally.
Priced below market -46% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
16.03% Return before costs — above-market
Price
£70K
46% below sold comps
Return before costs
16.03%
est rent £935/mo94 comps within 1 kmRange £893–£979/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: £893–£979/mo · n=94
Financing
DepositYour cash in — the rest is the mortgage25% · £17,500
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 £52,500 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
+£95
after mortgage, operating costs & tax
Rent in£935/mo gross
£899/mo collected · £36/mo lost to voids
Where it goes
£284Mortgage£497Costs
£95/mo left as profit · 11% of rent kept
Mortgage£284
Costs£497
Management£94
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£6
Service charge + ground rent£160
Ltd co. accounts£104
Tax£22
Profit+£95
Returns
Return before costs on price16.03%
Cash return on cash3.19%
Gross margin£402
Cash needed£35,814
Monthly profit payback31y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.16
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Ipswich · cap £715/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Ipswich
- LHA monthly cap:
- £715
- Scheme type:
- nominee
- 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 | £11,220 | £5,966 | £3,413 | £0 | £350 | £1,492 | £1,492 |
| Year 2 | £11,557 | £6,144 | £3,413 | £0 | £380 | £1,620 | £3,112 |
| Year 3 | £11,903 | £6,329 | £3,413 | £0 | £411 | £1,751 | £4,863 |
| Year 4 | £12,260 | £6,519 | £3,413 | £0 | £443 | £1,886 | £6,749 |
| Year 5 | £12,628 | £6,714 | £3,413 | £0 | £475 | £2,026 | £8,775 |
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
Service chargeReduces net yield£1,620/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 27.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£683
Annual rental tax£268
CGT yr 5£0 · company level
5y net total£8,775
Acquisition costs
25% deposit£17,500
Stamp duty£3,500
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,050
Cash needed£35,814
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
SUMMARY A two bedroom first floor flat located to the east of Ipswich and situated close by to the rejuvenated waterfront marina which boasts many restaurants, bars and cafes. The property boasts a separate lounge, modern shower room, ample off street parking and a large communal garden area.
DESCRIPTION Connells are pleased to offer this two bedroom first floor apartment located to the east of Ipswich and situated near many local amenities. The property has a separate loung…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice