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Year 5 disposal
BMV -22%
⊞ View all 11
20/ 100
Weak
6.15% return before costs — verify the rent + comps locally.
Why it works
- Priced below market -22% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Floor area 431 sqft — small for the type
- Monthly profit −£330/mo — significantly negative — real recurring drain
- -5.4% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£330/mo
You top up £330/mo
Price vs market
Below market value
-22% vs 12 sold · interior unseen
Return · IRR
-5.4%/yr
Loses money over 5 years
Cash left in
£31K
Stays in after refinancing at value
Price £195KCash to buy £73KReturn before costs on price 6.15%5-yr return on cash -21%Rent est. £999 (£892–£1,119)
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: £892–£1,119/mo · n=111
Financing
DepositYour cash in — the rest is the mortgage25% · £48,750
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 (£5,567–£10,392 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £146,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£330
after mortgage, operating costs & tax
Rent in£999/mo gross
£961/mo collected · £38/mo lost to voids
Where it goes
£792Mortgage£499Costs
Outgoings exceed rent — you top up £330/mo
Mortgage£792
Costs£499
Management£100
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£6
Service charge + ground rent£152
Ltd co. accounts£104
Tax—
Shortfall−£330
Returns
Return before costs on price6.15%
Cash return on cash-5.41%
Gross margin£462
Cash needed£73,248
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.21
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 | £11,988 | £5,982 | £9,506 | £0 | £0 | -£3,500 | -£3,500 |
| Year 2 | £12,348 | £6,162 | £9,506 | £0 | £0 | -£3,320 | -£6,821 |
| Year 3 | £12,718 | £6,347 | £9,506 | £0 | £0 | -£3,135 | -£9,955 |
| Year 4 | £13,100 | £6,537 | £9,506 | £0 | £0 | -£2,944 | -£12,899 |
| Year 5 | £13,493 | £6,733 | £9,506 | £0 | £0 | -£2,747 | -£15,646 |
Disposal gain (gross)-£5,660
CGT£0
Net Disposal proceeds£209,913
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
999 yr
Extracted from listing description · verify with solicitor
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand 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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortGL50 2LF · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
UWE Bristol · 54.1 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 · 431 sqft
£15k–£30k
£ per sqft
building cost only
£35–£69
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,017–£5,603
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£4,741–£9,051
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history86d on market5 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£175,000 in 2020 → £195,000 asking
+11.4%in 6y
- 2020£175,000+4.2% in 3y
- 2017£168,000+17.5% in 5y
- 2012£143,000+19.2% in 7y
- 2005£120,000-2.8% in 1y
- 2004£123,500+180.7% in 6y
- 1998£44,000—
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 — +£88/mo · £418/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 | 6.15% | -£330 | £73,248 | -21.4% | Low | Feasible |
| Housing-benefit rent | 3.83% | -£677 | £73,248 | -50.7% | Med | Feasible |
| Council lease | 0.00% | -£1,135 | £73,248 | -94.7% | Low | Feasible |
| Refurb & refinance | 6.15% | -£330 | £85,967 | -18.2% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 13.37% | +£88 | £73,248 | 11.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£343 | £218,542 | 6% | 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
Housing-benefit (LHA) scheme detailBRMA Cheltenham · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £623
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 let60% occupancy
£118/night ADR
Based on 6 short-let comps nearby
Rent by the room conversion upside
+£357/mo cash flow vs Rent it out if converted to Rent by the room
14.77% Return before costs on price converted vs 6.15% as-is
As-is Rent it out
Monthly profit-£154
Return before costs on price6.15%
Cash needed£60,648
If converted to Rent by the room
Monthly profit+£203
Return before costs on price14.77%
Cash needed£76,648
Δ vs Rent it out Monthly profit+£357
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 miWide · CV 61.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingChrist Church CofE Primary SchoolPrimary · Academy converter · GL50 2NR
- GoodSt James' Church of England Primary SchoolPrimary · Academy converter · GL50 2RS
- Not ratedDean Close AirthrieNot applicable · Other independent school · GL50 2NY
- Not ratedUniversity of GloucestershireNot applicable · Higher education institutions · GL50 2RH
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£11,988
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,962
Exit costs
Projected sale price (5y · 2%/yr growth)£215,296
Capital gain (pre-CGT)£20,296
Sale costs (~2.5%)£5,382
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-£15,646
Rates as of Oct 2024
Acquisition costs
£73,248cash neededPurchase price£195,000
Deposit (25%)£48,750
Stamp duty+5% additional-property surcharge£11,150
Refurb£7,423
Legal + survey£2,000
Mortgage fees£3,925
Total cash neededdeposit + costs (loan covers the rest)£73,248
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Set within an elegant Georgian building, this impressive ground floor one-bedroom apartment effortlessly combines timeless period charm with modern convenience. Offered to the market with no onward chain, it presents an excellent opportunity for first-time buyers, investors, or those seeking a stylish pied-à-terre in a prime central location.
The apartment is rich in character, boasting high ceilings, beautiful sash windows and decorative cornicing, all of which enhance the…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
GL50 · same beds + typeMedian nearby: £1,200/mo · 1 of 1 already let+£201 vs our est
- Wellington Mews, Cheltenham, GL50Let1b£1,200/moMay 2026
Listing metarightmove · Move Sales & Lettings
About this listing
86 days · RightmovePrice history
5-year price trend
Monthly profit
−£330
Cash needed
£73K
Return after costs
-5.41%
IRR
-5.44%
Listed 86d ago
Lansdown Crescent, Cheltenham, GL50
flat · 1 bed · 1 bath · 431 sqft
£195,000
est £999 · 6.15% gross
Leasehold 999yrEPC D
Priced below market
1 / 11
20/100
Marginal
6.15% — verify the rent + comps locally.
Priced below market -22% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£195K
22% below sold comps
Return before costs
6.15%
est rent £999/mo111 comps within 1.5 kmRange £892–£1,119/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £892–£1,119/mo · n=111
Financing
DepositYour cash in — the rest is the mortgage25% · £48,750
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 (£5,567–£10,392 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £146,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£330
after mortgage, operating costs & tax
Rent in£999/mo gross
£961/mo collected · £38/mo lost to voids
Where it goes
£792Mortgage£499Costs
Outgoings exceed rent — you top up £330/mo
Mortgage£792
Costs£499
Management£100
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£6
Service charge + ground rent£152
Ltd co. accounts£104
Tax—
Shortfall−£330
Returns
Return before costs on price6.15%
Cash return on cash-5.41%
Gross margin£462
Cash needed£73,248
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.21
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Cheltenham · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £623
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 | £11,988 | £5,982 | £9,506 | £0 | £0 | -£3,500 | -£3,500 |
| Year 2 | £12,348 | £6,162 | £9,506 | £0 | £0 | -£3,320 | -£6,821 |
| Year 3 | £12,718 | £6,347 | £9,506 | £0 | £0 | -£3,135 | -£9,955 |
| Year 4 | £13,100 | £6,537 | £9,506 | £0 | £0 | -£2,944 | -£12,899 |
| Year 5 | £13,493 | £6,733 | £9,506 | £0 | £0 | -£2,747 | -£15,646 |
Rent by the room upside
What we verified
4306
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▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£1,518/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 61.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,901
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£15,646
Acquisition costs
25% deposit£48,750
Stamp duty£11,150
Refurb£7,423
Legal + survey£2,000
Mortgage + broker£3,925
Cash needed£73,248
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
Set within an elegant Georgian building, this impressive ground floor one-bedroom apartment effortlessly combines timeless period charm with modern convenience. Offered to the market with no onward chain, it presents an excellent opportunity for first-time buyers, investors, or those seeking a stylish pied-à-terre in a prime central location.
The apartment is rich in character, boasting high ceilings, beautiful sash windows and decorative cornicing, all of which enhance the…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice