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Year 5 disposal
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85/ 100
Strong
Strong investment fundamentals.
Why it works
- 10.95% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Tenanted in situ — instant Monthly profit from completion
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- 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
+£89/mo
Barely breaks even each month
Price
£145K
Around comparable sold prices
Return · IRR
2.1%/yr
Modest annualised return
Cash to get in
£60K
Deposit + fees + refurb
Return before costs on price 10.95%5-yr return on cash 17%Rent est. £1,323 (£1,098–£1,594)
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: £1,098–£1,594/mo · n=133
Financing
DepositYour cash in — the rest is the mortgage25% · £36,250
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £108,750 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£89
after mortgage, operating costs & tax
Rent in£1,323/mo gross
£1,272/mo collected · £51/mo lost to voids
Where it goes
£589Mortgage£573Costs
£89/mo left as profit · 7% of rent kept
Mortgage£589
Costs£573
Management£132
Maintenance£67
Insurance£20
CapEx reserve£66
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax£21
Profit+£89
Returns
Return before costs on price10.95%
Cash return on cash1.78%
Gross margin£699
Cash needed£59,839
Monthly profit payback56y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.16
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 | £15,876 | £6,880 | £7,069 | £0 | £366 | £1,561 | £1,561 |
| Year 2 | £16,352 | £7,087 | £7,069 | £0 | £417 | £1,780 | £3,341 |
| Year 3 | £16,843 | £7,299 | £7,069 | £0 | £470 | £2,005 | £5,345 |
| Year 4 | £17,348 | £7,518 | £7,069 | £0 | £525 | £2,236 | £7,581 |
| Year 5 | £17,869 | £7,744 | £7,069 | £0 | £581 | £2,475 | £10,056 |
Disposal gain (gross)-£9,325
CGT£0
Net Disposal proceeds£156,089
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
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 cohortCH1 3BF · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Liverpool · 24.1 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
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 history84d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£160,650 in 2006 → £145,000 asking
-9.7%in 20y
- 2006£160,650—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£137/mo · £48/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 | 10.95% | +£89 | £59,839 | 16.8% | Low | Feasible |
| Housing-benefit rent | 5.57% | -£466 | £59,839 | -40.4% | Med | Feasible |
| ⭐ Council lease | 10.95% | +£137 | £59,839 | 17.6% | Low | Feasible |
| Refurb & refinance | 10.95% | +£89 | £71,395 | 14.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £169,720 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- West Cheshire
- LHA monthly cap:
- £673
- 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
Rent by the room conversion upside
+£115/mo cash flow vs Rent it out if converted to Rent by the room
19.86% Return before costs on price converted vs 10.95% as-is
As-is Rent it out
Monthly profit+£247
Return before costs on price10.95%
Cash needed£48,148
If converted to Rent by the room
Monthly profit+£361
Return before costs on price19.86%
Cash needed£64,148
Δ vs Rent it out Monthly profit+£115
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
£44,640–£81,015full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£6,480–£10,530
- Flooring£9,720–£17,010
Comparables
sold within 0.5 miWide · CV 47.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£15,876
Section 24 credit£0
Annual tax due£366
Post-tax Monthly profit annual£950
Exit costs
Projected sale price (5y · 2%/yr growth)£160,092
Capital gain (pre-CGT)£15,092
Sale costs (~2.5%)£4,002
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£10,056
Rates as of Oct 2024
Acquisition costs
£59,839cash neededPurchase price£145,000
Deposit (25%)£36,250
Stamp duty+5% additional-property surcharge£7,650
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,175
Total cash neededdeposit + costs (loan covers the rest)£59,839
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SOLD WITH TENANTS IN SITU – INVESTMENT OPPORTUNITY ONLY
We are delighted to present this well-appointed two-bedroom ground floor apartment, ideally situated on Queens Road, Chester.
The accommodation comprises a bright open-plan kitchen, living and dining area, two generously sized bedrooms, including a principal bedroom with en-suite, a contemporary family bathroom, and a spacious private decked terrace.
Designed for comfortable modern living, the apartment offers well-…
Floor plans
Listing metarightmove · The Property Selling Company
About this listing
84 days · RightmovePrice history
5-year price trend
Monthly profit
+£89
Cash needed
£60K
Return after costs
1.78%
IRR
2.13%
Listed 84d ago
The Leadworks, Queens Road, Chester, CH1
flat · 2 bed · 1 bath
£145,000
est £1,323 · 10.95% gross
1 / 19
85/100
Strong
Real 10.95% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.95% Return before costs — above-market
Price
£145K
2% above sold comps
Return before costs
10.95%
est rent £1,323/mo133 comps within 1 kmRange £1,098–£1,594/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: £1,098–£1,594/mo · n=133
Financing
DepositYour cash in — the rest is the mortgage25% · £36,250
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £108,750 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£89
after mortgage, operating costs & tax
Rent in£1,323/mo gross
£1,272/mo collected · £51/mo lost to voids
Where it goes
£589Mortgage£573Costs
£89/mo left as profit · 7% of rent kept
Mortgage£589
Costs£573
Management£132
Maintenance£67
Insurance£20
CapEx reserve£66
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax£21
Profit+£89
Returns
Return before costs on price10.95%
Cash return on cash1.78%
Gross margin£699
Cash needed£59,839
Monthly profit payback56y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.16
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- West Cheshire
- LHA monthly cap:
- £673
- 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 | £15,876 | £6,880 | £7,069 | £0 | £366 | £1,561 | £1,561 |
| Year 2 | £16,352 | £7,087 | £7,069 | £0 | £417 | £1,780 | £3,341 |
| Year 3 | £16,843 | £7,299 | £7,069 | £0 | £470 | £2,005 | £5,345 |
| Year 4 | £17,348 | £7,518 | £7,069 | £0 | £525 | £2,236 | £7,581 |
| Year 5 | £17,869 | £7,744 | £7,069 | £0 | £581 | £2,475 | £10,056 |
Rent by the room upside
What we verified
3307
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
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
TenantMonthly profit from day oneIn situ
Comparables
sold within 0.5 miWide · CV 47.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,414
Annual rental tax£250
CGT yr 5£0 · company level
5y net total£10,056
Acquisition costs
25% deposit£36,250
Stamp duty£7,650
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,175
Cash needed£59,839
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
SOLD WITH TENANTS IN SITU – INVESTMENT OPPORTUNITY ONLY
We are delighted to present this well-appointed two-bedroom ground floor apartment, ideally situated on Queens Road, Chester.
The accommodation comprises a bright open-plan kitchen, living and dining area, two generously sized bedrooms, including a principal bedroom with en-suite, a contemporary family bathroom, and a spacious private decked terrace.
Designed for comfortable modern living, the apartment offers well-…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice