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Year 5 disposal
BMV -7%
⊞ View all 10
37/ 100
Weak
7.87% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.87% return before costs — above-market
- Priced below market -7% 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
- Monthly profit −£221/mo — significantly negative — real recurring drain
- -2.8% 5y IRR — capital outlay disproportionate to returns
- 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
−£221/mo
You top up £221/mo
Price vs market
Below market value
-7% vs 12 sold · interior unseen
Return · IRR
-2.8%/yr
Loses money over 5 years
Cash left in
£74K
Stays in after refinancing at value
Price £210KCash to buy £86KReturn before costs on price 7.87%5-yr return on cash -9%Rent est. £1,377 (£1,289–£1,471)
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: £1,289–£1,471/mo · n=180
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £157,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£221
after mortgage, operating costs & tax
Rent in£1,377/mo gross
£1,324/mo collected · £53/mo lost to voids
Where it goes
£853Mortgage£692Costs
Outgoings exceed rent — you top up £221/mo
Mortgage£853
Costs£692
Management£138
Maintenance£67
Insurance£28
CapEx reserve£69
Voids + council tax£7
Service charge + ground rent£279
Ltd co. accounts£104
Tax—
Shortfall−£221
Returns
Return before costs on price7.87%
Cash return on cash-3.09%
Gross margin£632
Cash needed£85,800
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.55
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 | £16,524 | £8,301 | £10,238 | £0 | £0 | -£2,015 | -£2,015 |
| Year 2 | £17,020 | £8,550 | £10,238 | £0 | £0 | -£1,768 | -£3,783 |
| Year 3 | £17,530 | £8,807 | £10,238 | £0 | £0 | -£1,514 | -£5,296 |
| Year 4 | £18,056 | £9,071 | £10,238 | £0 | £0 | -£1,252 | -£6,548 |
| Year 5 | £18,598 | £9,343 | £10,238 | £0 | £0 | -£983 | -£7,531 |
Disposal gain (gross)-£13,089
CGT£0
Net Disposal proceeds£226,061
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£0/yr
Extracted from listing description · verify with solicitor
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
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 cohortRG30 2BL · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 3.8 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 history112d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£1,453/mo · £1,613/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.87% | -£221 | £85,800 | -8.8% | Low | Feasible |
| Housing-benefit rent | 6.24% | -£523 | £85,800 | -28.9% | Med | Feasible |
| Council lease | 7.87% | -£161 | £85,800 | -8.3% | Low | Feasible |
| Refurb & refinance | 7.87% | -£221 | £102,280 | -7.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 30.37% | +£1,453 | £85,800 | 111.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£478 | £245,130 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
- Superhosts earn -25.1% premium here
Housing-benefit (LHA) scheme detailBRMA Reading · cap £1,092/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Reading
- LHA monthly cap:
- £1,092
- 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 let77% occupancy
£228/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£79/mo cash flow vs Rent it out if converted to Rent by the room
13.71% Return before costs on price converted vs 7.87% as-is
As-is Rent it out
Monthly profit+£76
Return before costs on price7.87%
Cash needed£64,398
If converted to Rent by the room
Monthly profit+£156
Return before costs on price13.71%
Cash needed£80,398
Δ vs Rent it out Monthly profit+£79
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£58,230–£103,995full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
Comparables
sold within 0.5 miWide · CV 17.8%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
- GoodWilson Primary SchoolPrimary · Community school · RG30 2RW
- Requires improvementThe WREN SchoolSecondary · Free schools · RG30 2BB
- Not ratedCranbury CollegeNot applicable · Academy alternative provision converter · RG30 2TS
- Not ratedSt Edward's PrepNot applicable · Other independent school · RG30 2JH
- Not ratedBattle Primary AcademyPrimary · Academy sponsor led · RG30 2TD
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£16,524
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,650
Exit costs
Projected sale price (5y · 2%/yr growth)£231,857
Capital gain (pre-CGT)£21,857
Sale costs (~2.5%)£5,796
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-£7,531
Rates as of Oct 2024
Acquisition costs
£85,800cash neededPurchase price£210,000
Deposit (25%)£52,500
Stamp duty+5% additional-property surcharge£12,200
Refurb£14,950
Legal + survey£2,000
Mortgage fees£4,150
Total cash neededdeposit + costs (loan covers the rest)£85,800
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A well-presented two bedroom split-level apartment situated in a convenient location close by to local amenities such as Reading town centre, Prospect park, local and mainline train stations and bus routes.
The property offers light and spacious accommodation comprising; entrance hallway, split-level, two double bedrooms, open plan living room & kitchen, and a bathroom.
Externally, there is allocated parking, a garage and communal gardens. Viewing is recommended.
At the ti…
Floor plans
Listing metarightmove · Parkers
About this listing
112 days · RightmovePrice history
5-year price trend
Monthly profit
−£221
Cash needed
£86K
Return after costs
-3.09%
IRR
-2.84%
Listed 112d ago
Bath Road, Reading, Berkshire, RG30
flat · 2 bed · 1 bath
£210,000
est £1,377 · 7.87% gross
Leasehold 125yr
Priced below market
1 / 10
37/100
Marginal
7.87% — verify the rent + comps locally.
Priced below market -7% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.87% Return before costs — above-market
Price
£210K
7% below sold comps
Return before costs
7.87%
est rent £1,377/mo180 comps within 1.5 kmRange £1,289–£1,471/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: £1,289–£1,471/mo · n=180
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £157,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£221
after mortgage, operating costs & tax
Rent in£1,377/mo gross
£1,324/mo collected · £53/mo lost to voids
Where it goes
£853Mortgage£692Costs
Outgoings exceed rent — you top up £221/mo
Mortgage£853
Costs£692
Management£138
Maintenance£67
Insurance£28
CapEx reserve£69
Voids + council tax£7
Service charge + ground rent£279
Ltd co. accounts£104
Tax—
Shortfall−£221
Returns
Return before costs on price7.87%
Cash return on cash-3.09%
Gross margin£632
Cash needed£85,800
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.55
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
- Superhosts earn -25.1% premium here
Housing-benefit (LHA) scheme detailBRMA Reading · cap £1,092/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Reading
- LHA monthly cap:
- £1,092
- 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 | £16,524 | £8,301 | £10,238 | £0 | £0 | -£2,015 | -£2,015 |
| Year 2 | £17,020 | £8,550 | £10,238 | £0 | £0 | -£1,768 | -£3,783 |
| Year 3 | £17,530 | £8,807 | £10,238 | £0 | £0 | -£1,514 | -£5,296 |
| Year 4 | £18,056 | £9,071 | £10,238 | £0 | £0 | -£1,252 | -£6,548 |
| Year 5 | £18,598 | £9,343 | £10,238 | £0 | £0 | -£983 | -£7,531 |
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 remainingFreehold
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£3,047/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 17.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,048
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,531
Acquisition costs
25% deposit£52,500
Stamp duty£12,200
Refurb£14,950
Legal + survey£2,000
Mortgage + broker£4,150
Cash needed£85,800
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 well-presented two bedroom split-level apartment situated in a convenient location close by to local amenities such as Reading town centre, Prospect park, local and mainline train stations and bus routes.
The property offers light and spacious accommodation comprising; entrance hallway, split-level, two double bedrooms, open plan living room & kitchen, and a bathroom.
Externally, there is allocated parking, a garage and communal gardens. Viewing is recommended.
At the ti…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice