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Year 5 disposal
BMV -2%
⊞ View all 21
33/ 100
Weak
6.24% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£153/mo — mildly negative — equity build may cover
- -1.7% 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
−£153/mo
You top up £153/mo
Price
£240K
Around comparable sold prices
Return · IRR
-1.7%/yr
Loses money over 5 years
Cash to get in
£91K
Deposit + fees + refurb
Return before costs on price 6.24%5-yr return on cash -3%Rent est. £1,247 (£1,212–£1,283)
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: £1,212–£1,283/mo · n=27
Financing
DepositYour cash in — the rest is the mortgage25% · £60,000
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £180,000 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£153
after mortgage, operating costs & tax
Rent in£1,247/mo gross
£1,199/mo collected · £48/mo lost to voids
Where it goes
£975Mortgage£377Costs
Outgoings exceed rent — you top up £153/mo
Mortgage£975
Costs£377
Management£125
Maintenance£50
Insurance£28
CapEx reserve£62
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£153
Returns
Return before costs on price6.24%
Cash return on cash-2.00%
Gross margin£822
Cash needed£91,364
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.23
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 | £14,964 | £4,519 | £11,700 | £0 | £0 | -£1,255 | -£1,255 |
| Year 2 | £15,413 | £4,654 | £11,700 | £0 | £0 | -£941 | -£2,196 |
| Year 3 | £15,875 | £4,794 | £11,700 | £0 | £0 | -£618 | -£2,814 |
| Year 4 | £16,352 | £4,938 | £11,700 | £0 | £0 | -£286 | -£3,100 |
| Year 5 | £16,842 | £5,086 | £11,700 | £0 | £11 | £45 | -£3,055 |
Disposal gain (gross)-£8,409
CGT£0
Net Disposal proceeds£258,355
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
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 cohortMK7 7BH · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Oxford Brookes · 46.7 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 history114d on marketno cuts yet
Strategy matrix
Council lease wins — -£97/mo · £55/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 | 6.24% | -£153 | £91,364 | -3.3% | Low | Feasible |
| Housing-benefit rent | 4.61% | -£477 | £91,364 | -24.4% | Med | Feasible |
| ⭐ Council lease | 6.24% | -£97 | £91,364 | -2.9% | Low | Feasible |
| Refurb & refinance | 6.24% | -£153 | £107,670 | -2.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £271,070 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Milton Keynes · cap £922/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Milton Keynes
- LHA monthly cap:
- £922
- Scheme type:
- other
- Premium:
- +800% 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
Rent by the room conversion upside
+£189/mo cash flow vs Rent it out if converted to Rent by the room
12.00% Return before costs on price converted vs 6.24% as-is
As-is Rent it out
Monthly profit-£128
Return before costs on price6.24%
Cash needed£71,898
If converted to Rent by the room
Monthly profit+£61
Return before costs on price12.00%
Cash needed£87,898
Δ vs Rent it out Monthly profit+£189
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 34% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 31% (49 decisions)
≈0.0% within 50 m vs 35% policy
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
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
Article 4 Direction relating to Houses in Multiple Occupation (HIMO) - Immediate direction
≈0.0% within 50 m vs 35% policy
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodHeronsgate SchoolPrimary · Academy converter · MK7 7BW
- GoodHeronshaw SchoolPrimary · Academy converter · MK7 7PG
- GoodWavendon Gate SchoolPrimary · Community school · MK7 7HL
- GoodWalton HighSecondary · Academy converter · MK7 7WH
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£14,964
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,830
Exit costs
Projected sale price (5y · 2%/yr growth)£264,979
Capital gain (pre-CGT)£24,979
Sale costs (~2.5%)£6,624
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-£3,055
Rates as of Oct 2024
Acquisition costs
£91,364cash neededPurchase price£240,000
Deposit (25%)£60,000
Stamp duty+5% additional-property surcharge£14,300
Refurb£10,764
Legal + survey£1,700
Mortgage fees£4,600
Total cash neededdeposit + costs (loan covers the rest)£91,364
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Offered to the market chain free, this well-presented two-bedroom home in Tamarisk Court is an excellent opportunity for first-time buyers looking to step onto the property ladder, as well as those seeking a well-maintained and conveniently located home.. The property is approached via an enclosed front garden with a private driveway, providing off-road parking along with a versatile outdoor space. This area offers excellent potential for outside entertaining or relaxing, cre…
Floor plans
Listing metarightmove · Taylors Estate Agents
About this listing
114 days · RightmovePrice history
5-year price trend
Monthly profit
−£153
Cash needed
£91K
Return after costs
-2.00%
IRR
-1.73%
Listed 114d ago
Tamarisk Court, Walnut Tree, Milton Keynes, Buckinghamshire, MK7
terraced · 2 bed · 1 bath
£240,000
est £1,247 · 6.24% gross
Chain free
Priced below market
1 / 21
33/100
Marginal
6.24% — verify the rent + comps locally.
Chain free
Price
£240K
2% below sold comps
Return before costs
6.24%
est rent £1,247/monot enough comparablesRange £1,212–£1,283/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: £1,212–£1,283/mo · n=27
Financing
DepositYour cash in — the rest is the mortgage25% · £60,000
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £180,000 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£153
after mortgage, operating costs & tax
Rent in£1,247/mo gross
£1,199/mo collected · £48/mo lost to voids
Where it goes
£975Mortgage£377Costs
Outgoings exceed rent — you top up £153/mo
Mortgage£975
Costs£377
Management£125
Maintenance£50
Insurance£28
CapEx reserve£62
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£153
Returns
Return before costs on price6.24%
Cash return on cash-2.00%
Gross margin£822
Cash needed£91,364
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.23
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Milton Keynes · cap £922/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Milton Keynes
- LHA monthly cap:
- £922
- Scheme type:
- other
- Premium:
- +800% 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 | £14,964 | £4,519 | £11,700 | £0 | £0 | -£1,255 | -£1,255 |
| Year 2 | £15,413 | £4,654 | £11,700 | £0 | £0 | -£941 | -£2,196 |
| Year 3 | £15,875 | £4,794 | £11,700 | £0 | £0 | -£618 | -£2,814 |
| Year 4 | £16,352 | £4,938 | £11,700 | £0 | £0 | -£286 | -£3,100 |
| Year 5 | £16,842 | £5,086 | £11,700 | £0 | £11 | £45 | -£3,055 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 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£2,340
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,055
Acquisition costs
25% deposit£60,000
Stamp duty£14,300
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£4,600
Cash needed£91,364
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
Offered to the market chain free, this well-presented two-bedroom home in Tamarisk Court is an excellent opportunity for first-time buyers looking to step onto the property ladder, as well as those seeking a well-maintained and conveniently located home.. The property is approached via an enclosed front garden with a private driveway, providing off-road parking along with a versatile outdoor space. This area offers excellent potential for outside entertaining or relaxing, cre…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice