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Year 5 disposal
BMV -1%
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0/ 100
Weak
3.64% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 3.64% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£933/mo — heavily negative — needs monthly capital injection
- -8.4% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£933/mo
You top up £933/mo
Price
£425K
Around comparable sold prices
Return · IRR
-8.4%/yr
Loses money over 5 years
Cash to get in
£150K
Deposit + fees + refurb
Return before costs on price 3.64%5-yr return on cash -33%Rent est. £1,290 (£1,273–£1,307)
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: £1,273–£1,307/mo · n=21
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£1,553–£2,898 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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
-£933
after mortgage, operating costs & tax
Rent in£1,290/mo gross
£1,240/mo collected · £50/mo lost to voids
Where it goes
£1,727Mortgage£446Costs
Outgoings exceed rent — you top up £933/mo
Mortgage£1,727
Costs£446
Management£129
Maintenance£100
Insurance£40
CapEx reserve£65
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£933
Returns
Return before costs on price3.64%
Cash return on cash-7.44%
Gross margin£794
Cash needed£150,345
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.72
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 | £15,480 | £5,356 | £20,719 | £0 | £0 | -£10,595 | -£10,595 |
| Year 2 | £15,944 | £5,517 | £20,719 | £0 | £0 | -£10,291 | -£20,886 |
| Year 3 | £16,423 | £5,682 | £20,719 | £0 | £0 | -£9,978 | -£30,864 |
| Year 4 | £16,915 | £5,853 | £20,719 | £0 | £0 | -£9,656 | -£40,520 |
| Year 5 | £17,423 | £6,028 | £20,719 | £0 | £0 | -£9,324 | -£49,844 |
Disposal gain (gross)-£4,217
CGT£0
Net Disposal proceeds£457,503
What we verified
What we verified
20092 ok · 0 caution · 0 fail · 9 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
from listing
Band D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 profileUnknown
Tenant profilelikely cohortEX4 5AH · 0 bed
Primary profile
Student let
Nearest university
for student-let assessment
University of Exeter · 1.2 km
Reason
1.2 km from a major UK university — student couples / individuals dominate 2-bed lets here.
Heuristic from postcode + bedrooms + nearest-university distance · verify locally
Refurb costUnknown
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
0-bed · 1-bath · 450 sqft
£15k–£31k
£ per sqft
building cost only
£34–£68
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,150–£5,850
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£4,950–£9,450
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 history92d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£245,000 in 2013 → £425,000 asking
+73.5%in 13y
- 2013£245,0000.0% in 6y
- 2007£245,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£478/mo · £1,410/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 | 3.64% | -£933 | £150,345 | -33.2% | Low | Feasible |
| Housing-benefit rent | 1.77% | -£1,515 | £150,345 | -57.9% | Med | Feasible |
| Council lease | 1.77% | -£1,374 | £150,345 | -54.0% | Low | Feasible |
| Refurb & refinance | 3.64% | -£933 | £172,423 | -28.9% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 12.66% | +£478 | £150,345 | 23.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £462,548 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Exeter · cap £628/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Exeter
- LHA monthly cap:
- £628
- Scheme type:
- PSL
- 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
Local lettings demandby strategyLive area data
Short-stay let55% occupancy
£268/night ADR
Based on 4 short-let comps nearby
Rent by the room conversion upside
+£169/mo cash flow vs Rent it out if converted to Rent by the room
6.78% Return before costs on price converted vs 3.64% as-is
As-is Rent it out
Monthly profit-£816
Return before costs on price3.64%
Cash needed£118,148
If converted to Rent by the room
Monthly profit-£647
Return before costs on price6.78%
Cash needed£134,148
Δ vs Rent it out Monthly profit+£169
Show conversion detail
Cannot Rent by the room:Only 0 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miWide · CV 53.4%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
- Requires improvementThomas Hall SchoolAll-through · Free schools · EX4 5AD
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£15,480
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£11,190
Exit costs
Projected sale price (5y · 2%/yr growth)£469,234
Capital gain (pre-CGT)£44,234
Sale costs (~2.5%)£11,731
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-£49,844
Rates as of Oct 2024
Acquisition costs
£150,345cash neededPurchase price£425,000
Deposit (25%)£106,250
Stamp duty+5% additional-property surcharge£32,500
Refurb£2,070
Legal + survey£2,150
Mortgage fees£7,375
Total cash neededdeposit + costs (loan covers the rest)£150,345
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
THE PROPERTY Occupying a generous corner plot within a highly regarded residential area, this well-maintained three-bedroom semi-detached home offers spacious and versatile accommodation, ideal for families, professional couples and those looking to settle into a sought-after neighbourhood.
The ground floor provides excellent living space, with a comfortable sitting room featuring a fireplace and a separate dining room, creating the perfect setting for both everyday family l…
Floor plans
Listing metarightmove · Robert Williams
About this listing
92 days · RightmovePrice history
5-year price trend
Monthly profit
−£933
Cash needed
£150K
Return after costs
-7.44%
IRR
-8.45%
Listed 92d ago
West Garth Road, Exeter
detached
£425,000
est £1,290 · 3.64% gross
Priced below market
1 / 20
0/100
Marginal
3.64% — verify the rent + comps locally.
3.64% Return before costs — around the area average for this property type.
Monthly profit −£933/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£425K
1% below sold comps
Return before costs
3.64%
est rent £1,290/monot enough comparablesRange £1,273–£1,307/mo (Q1–Q3)
Bedrooms
0
0 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: £1,273–£1,307/mo · n=21
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£1,553–£2,898 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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
-£933
after mortgage, operating costs & tax
Rent in£1,290/mo gross
£1,240/mo collected · £50/mo lost to voids
Where it goes
£1,727Mortgage£446Costs
Outgoings exceed rent — you top up £933/mo
Mortgage£1,727
Costs£446
Management£129
Maintenance£100
Insurance£40
CapEx reserve£65
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£933
Returns
Return before costs on price3.64%
Cash return on cash-7.44%
Gross margin£794
Cash needed£150,345
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.72
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Exeter · cap £628/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Exeter
- LHA monthly cap:
- £628
- Scheme type:
- PSL
- 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 | £15,480 | £5,356 | £20,719 | £0 | £0 | -£10,595 | -£10,595 |
| Year 2 | £15,944 | £5,517 | £20,719 | £0 | £0 | -£10,291 | -£20,886 |
| Year 3 | £16,423 | £5,682 | £20,719 | £0 | £0 | -£9,978 | -£30,864 |
| Year 4 | £16,915 | £5,853 | £20,719 | £0 | £0 | -£9,656 | -£40,520 |
| Year 5 | £17,423 | £6,028 | £20,719 | £0 | £0 | -£9,324 | -£49,844 |
Rent by the room upside
What we verified
11010
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 + sqftNot stated on the listing
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicCheck locally
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 53.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,144
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£49,844
Acquisition costs
25% deposit£106,250
Stamp duty£32,500
Refurb£2,070
Legal + survey£2,150
Mortgage + broker£7,375
Cash needed£150,345
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
THE PROPERTY Occupying a generous corner plot within a highly regarded residential area, this well-maintained three-bedroom semi-detached home offers spacious and versatile accommodation, ideal for families, professional couples and those looking to settle into a sought-after neighbourhood.
The ground floor provides excellent living space, with a comfortable sitting room featuring a fireplace and a separate dining room, creating the perfect setting for both everyday family l…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice