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Year 5 disposal
BMV -10%
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22/ 100
Weak
5.60% Rent by the room return before costs — verify the rent + comps locally.
Why it works
- Priced below market -10% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£875/mo — heavily negative — needs monthly capital injection
- -4.4% 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.
- 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
−£875/mo
You top up £875/mo
Price vs market
Below market value
-10% vs 12 sold · interior unseen
Return · IRR
-4.4%/yr
Loses money over 5 years
Cash left in
£241K
Stays in after refinancing at value
Price £750KCash to buy £301KReturn before costs on price · Rent by the room 5.60%5-yr return on cash -12%Rent est. £2,990 (£2,918–£3,064)
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: £2,918–£3,064/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £187,500
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 (£24,797–£46,288 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £562,500 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£875
after mortgage, operating costs & tax
Rent in£2,990/mo gross
£2,875/mo collected · £115/mo lost to voids
Where it goes
£3,047Mortgage£703Costs
Outgoings exceed rent — you top up £875/mo
Mortgage£3,047
Costs£703
Management£299
Maintenance£100
Insurance£40
CapEx reserve£150
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£875
Returns
Return before costs on price4.78%
Cash return on cash-3.49%
Gross margin£2,172
Cash needed£300,713
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.94
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 | £35,880 | £8,439 | £36,563 | £0 | £0 | -£9,121 | -£9,121 |
| Year 2 | £36,956 | £8,692 | £36,563 | £0 | £0 | -£8,298 | -£17,419 |
| Year 3 | £38,065 | £8,952 | £36,563 | £0 | £0 | -£7,450 | -£24,869 |
| Year 4 | £39,207 | £9,221 | £36,563 | £0 | £0 | -£6,576 | -£31,445 |
| Year 5 | £40,383 | £9,498 | £36,563 | £0 | £0 | -£5,677 | -£37,122 |
Disposal gain (gross)-£43,604
CGT£0
Net Disposal proceeds£807,359
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Additional HMO — district-wide
Rates as of May 2026
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
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 profileFamily let
Tenant profilelikely cohortRG4 7NW · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Reading · 6 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
5-bed · 2-bath · 1350 sqft
£35k–£68k
£ per sqft
building cost only
£26–£50
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£9,450–£17,550
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,850–£28,350
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history120d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£595,000 in 2018 → £750,000 asking
+26.1%in 8y
- 2018£595,000+78.7% in 5y
- 2013£333,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — -£750/mo · £126/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 | 4.78% | -£875 | £300,713 | -12.3% | Low | Feasible |
| Housing-benefit rent | 2.64% | -£2,070 | £300,713 | -37.4% | Med | Feasible |
| ⭐ Council lease | 4.78% | -£750 | £300,713 | -12.1% | Low | Feasible |
| Refurb & refinance | 4.78% | -£875 | £351,438 | -10.6% | Med | Feasible |
| Short-stay let / Airbnb | 4.52% | -£1,824 | £300,713 | -34.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £864,188 | 4% | Med | Feasible |
| Rent by the room | 5.60% | -£3,016 | £342,713 | -47.7% | — | Feasible |
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Reading · cap £1,649/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Reading
- LHA monthly cap:
- £1,649
- Scheme type:
- other
- Premium:
- +700% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 let56% occupancy
£165/night ADR
Based on 10 short-let comps nearby
Rent by the room conversion upside
-£1,211/mo cash flow vs Rent it out if converted to Rent by the room
3.84% Return before costs on price converted vs 4.78% as-is
Room mix (5 lettable rooms)
3× Double @ £737/mo1× Single @ £523/mo1× En-suite @ £771/mo
≈ £3,503/mo gross room income
As-is Rent it out
Monthly profit-£706
Return before costs on price4.78%
Cash needed£199,398
If converted to Rent by the room
Monthly profit-£1,917
Return before costs on price3.84%
Cash needed£215,398
Δ vs Rent it out Monthly profit-£1,211
Show conversion detail
Conversion cost estimate
£3,750
Range: £2,500 – £6,250
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£92,700–£164,250full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- Rewire£7,875–£12,600
- Replumb£6,300–£11,025
- Windows£17,325–£29,925
- Paint + decor£15,750–£26,775
- Flooring£22,050–£39,375
Based on 1402 HMO comps within 3.4 km
Comparables
sold within 0.5 miWide · CV 40.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodCaversham Primary SchoolPrimary · Community school · RG4 7RA
- Not ratedThe Heights Primary SchoolPrimary · Free schools · RG4 7LB
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£35,880
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£10,501
Exit costs
Projected sale price (5y · 2%/yr growth)£828,061
Capital gain (pre-CGT)£78,061
Sale costs (~2.5%)£20,702
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-£37,122
Rates as of Oct 2024
Acquisition costs
£300,713cash neededPurchase price£750,000
Deposit (25%)£187,500
Stamp duty+5% additional-property surcharge£65,000
Refurb£33,063
Legal + survey£2,900
Mortgage fees£12,250
Total cash neededdeposit + costs (loan covers the rest)£300,713
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A much improved and extended five bedroom detached home offering excellent open plan living accommodation. Includes large living/family/dining room opening on to 19ft kitchen, 17ft study/games room, separate utility room, ensuite shower to master, good sized patio and garden along with ample parking SITUATION Caversham lies just north of the River Thames - close to Reading town centre, yet with a distinct village-like feel. It offers picturesque riverside views, scenic towpa…
Floor plans
Listing metarightmove · Farmer & Dyer
About this listing
120 days · RightmovePrice history
5-year price trend
Monthly profit
−£875
Cash needed
£301K
Return after costs
-3.49%
IRR
-4.37%
Listed 120d ago
Silverthorne Drive, Caversham Heights, Reading
detached · 5 bed · 2 bath
£750,000
est £2,990 · 4.78% gross
Priced below market
1 / 39
22/100
Marginal
5.60% — verify the rent + comps locally.
Priced below market -10% vs 12 nearby sold (last 12 mo)
Price
£750K
10% below sold comps
Return before costs (best)
5.60%
Rent by the room
Bedrooms
5
2 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: £2,918–£3,064/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £187,500
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 (£24,797–£46,288 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £562,500 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£875
after mortgage, operating costs & tax
Rent in£2,990/mo gross
£2,875/mo collected · £115/mo lost to voids
Where it goes
£3,047Mortgage£703Costs
Outgoings exceed rent — you top up £875/mo
Mortgage£3,047
Costs£703
Management£299
Maintenance£100
Insurance£40
CapEx reserve£150
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£875
Returns
Return before costs on price4.78%
Cash return on cash-3.49%
Gross margin£2,172
Cash needed£300,713
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.94
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Reading · cap £1,649/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Reading
- LHA monthly cap:
- £1,649
- Scheme type:
- other
- Premium:
- +700% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £35,880 | £8,439 | £36,563 | £0 | £0 | -£9,121 | -£9,121 |
| Year 2 | £36,956 | £8,692 | £36,563 | £0 | £0 | -£8,298 | -£17,419 |
| Year 3 | £38,065 | £8,952 | £36,563 | £0 | £0 | -£7,450 | -£24,869 |
| Year 4 | £39,207 | £9,221 | £36,563 | £0 | £0 | -£6,576 | -£31,445 |
| Year 5 | £40,383 | £9,498 | £36,563 | £0 | £0 | -£5,677 | -£37,122 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
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
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 40.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£7,313
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£37,122
Acquisition costs
25% deposit£187,500
Stamp duty£65,000
Refurb£33,063
Legal + survey£2,900
Mortgage + broker£12,250
Cash needed£300,713
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
A much improved and extended five bedroom detached home offering excellent open plan living accommodation. Includes large living/family/dining room opening on to 19ft kitchen, 17ft study/games room, separate utility room, ensuite shower to master, good sized patio and garden along with ample parking SITUATION Caversham lies just north of the River Thames - close to Reading town centre, yet with a distinct village-like feel. It offers picturesque riverside views, scenic towpa…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice