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Year 5 disposal
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65/ 100
Solid
8.62% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.62% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Floor area 493 sqft — small for the type
- Monthly profit −£10/mo — mildly negative — equity build may cover
- 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
−£10/mo
You top up £10/mo
Price
£200K
No local sold comps to compare
Return · IRR
0.0%/yr
Modest annualised return
Cash to get in
£76K
Deposit + fees + refurb
Return before costs on price 8.62%5-yr return on cash 6%Rent est. £1,437 (£1,198–£1,724)
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: £1,198–£1,724/mo · n=140
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£6,145–£11,470 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£10
after mortgage, operating costs & tax
Rent in£1,437/mo gross
£1,382/mo collected · £55/mo lost to voids
Where it goes
£813Mortgage£580Costs
Outgoings exceed rent — you top up £10/mo
Mortgage£813
Costs£580
Management£144
Maintenance£67
Insurance£28
CapEx reserve£72
Voids + council tax£7
Service charge + ground rent£158
Ltd co. accounts£104
Tax—
Shortfall−£10
Returns
Return before costs on price8.62%
Cash return on cash-0.16%
Gross margin£802
Cash needed£75,693
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.70
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 | £17,244 | £6,955 | £9,750 | £0 | £102 | £437 | £437 |
| Year 2 | £17,761 | £7,163 | £9,750 | £0 | £161 | £687 | £1,124 |
| Year 3 | £18,294 | £7,378 | £9,750 | £0 | £222 | £944 | £2,069 |
| Year 4 | £18,843 | £7,599 | £9,750 | £0 | £284 | £1,210 | £3,278 |
| Year 5 | £19,408 | £7,827 | £9,750 | £0 | £348 | £1,483 | £4,761 |
Disposal gain (gross)-£6,397
CGT£0
Net Disposal proceeds£215,296
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 cohortHP11 2GQ · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 24.8 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
1-bed · 1-bath · 493 sqft
£16k–£32k
£ per sqft
building cost only
£33–£65
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,451–£6,409
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,423–£10,353
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history93d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£210,000 in 2019 → £200,000 asking
-4.8%in 7y
- 2019£210,000—
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 — -£10/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 | 8.62% | -£10 | £75,693 | 6.3% | Low | Feasible |
| Housing-benefit rent | 5.09% | -£545 | £75,693 | -36.4% | Med | Feasible |
| Council lease | 0.00% | -£1,170 | £75,693 | -94.5% | Low | Feasible |
| Refurb & refinance | 8.62% | -£10 | £88,970 | 5.4% | Med | Feasible |
| Short-stay let / Airbnb | 7.16% | -£515 | £75,693 | -39.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£357 | £224,970 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context487 active short-lets nearby
Short-let market context
- 487 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Chilterns · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Chilterns
- LHA monthly cap:
- £848
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 let36% occupancy
£110/night ADR
Based on 18 short-let comps nearby
Rent by the room conversion upside
+£40/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 8.62% as-is
As-is Rent it out
Monthly profit+£147
Return before costs on price8.62%
Cash needed£61,898
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,898
Δ vs Rent it out Monthly profit+£40
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 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodOakridge SchoolPrimary · Community school · HP11 2PN
- Not ratedBuckinghamshire New UniversityNot applicable · Higher education institutions · HP11 2JZ
- Not ratedHigh Wycombe Church of England Combined SchoolPrimary · Voluntary aided school · HP11 2JU
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£17,244
Section 24 credit£0
Annual tax due£102
Post-tax Monthly profit annual-£226
Exit costs
Projected sale price (5y · 2%/yr growth)£220,816
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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£4,761
Rates as of Oct 2024
Acquisition costs
£75,693cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£8,193
Legal + survey£2,000
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£75,693
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Modern, stylish and well presented one bedroom apartment with underground parking. The property is located a 'stones throw' from High Wycombe Eden centre and is perfectly located for commuters. Offering access to High Wycombe train station and M40 via Cressex Junction.
Floor plans
Listing metarightmove · Chancellors
About this listing
93 days · RightmovePrice history
5-year price trend
Monthly profit
−£10
Cash needed
£76K
Return after costs
-0.16%
IRR
0.04%
Listed 93d ago
Castle House, High Wycombe
flat · 1 bed · 1 bath · 493 sqft
£200,000
est £1,437 · 8.62% gross
1 / 12
65/100
Solid
8.62% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.62% Return before costs — above-market
Price
£200K
Return before costs
8.62%
est rent £1,437/mo140 comps within 500 mRange £1,198–£1,724/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: £1,198–£1,724/mo · n=140
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£6,145–£11,470 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£10
after mortgage, operating costs & tax
Rent in£1,437/mo gross
£1,382/mo collected · £55/mo lost to voids
Where it goes
£813Mortgage£580Costs
Outgoings exceed rent — you top up £10/mo
Mortgage£813
Costs£580
Management£144
Maintenance£67
Insurance£28
CapEx reserve£72
Voids + council tax£7
Service charge + ground rent£158
Ltd co. accounts£104
Tax—
Shortfall−£10
Returns
Return before costs on price8.62%
Cash return on cash-0.16%
Gross margin£802
Cash needed£75,693
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.70
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context487 active short-lets nearby
Short-let market context
- 487 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Chilterns · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Chilterns
- LHA monthly cap:
- £848
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 | £17,244 | £6,955 | £9,750 | £0 | £102 | £437 | £437 |
| Year 2 | £17,761 | £7,163 | £9,750 | £0 | £161 | £687 | £1,124 |
| Year 3 | £18,294 | £7,378 | £9,750 | £0 | £222 | £944 | £2,069 |
| Year 4 | £18,843 | £7,599 | £9,750 | £0 | £284 | £1,210 | £3,278 |
| Year 5 | £19,408 | £7,827 | £9,750 | £0 | £348 | £1,483 | £4,761 |
Rent by the room upside
What we verified
4307
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£1,680/yr
Ground rentDoubling clauses kill mortgageability£220/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£4,761
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£8,193
Legal + survey£2,000
Mortgage + broker£4,000
Cash needed£75,693
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
Modern, stylish and well presented one bedroom apartment with underground parking. The property is located a 'stones throw' from High Wycombe Eden centre and is perfectly located for commuters. Offering access to High Wycombe train station and M40 via Cressex Junction.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice