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Year 5 disposal
BMV -7%
⊞ View all 9
47/ 100
Caution
7.86% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.86% 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
- Floor area 431 sqft — small for the type
- Monthly profit −£42/mo — mildly negative — equity build may cover
- -0.7% 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
−£42/mo
You top up £42/mo
Price vs market
Below market value
-7% vs 12 sold · interior unseen
Return · IRR
-0.7%/yr
Loses money over 5 years
Cash left in
£48K
Stays in after refinancing at value
Price £145KCash to buy £56KReturn before costs on price 7.86%5-yr return on cash 3%Rent est. £950 (£791–£1,141)
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: £791–£1,141/mo · n=23
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 (£5,567–£10,392 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
-£42
after mortgage, operating costs & tax
Rent in£950/mo gross
£913/mo collected · £37/mo lost to voids
Where it goes
£589Mortgage£367Costs
Outgoings exceed rent — you top up £42/mo
Mortgage£589
Costs£367
Management£95
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£6
Service charge + ground rent£27
Ltd co. accounts£104
Tax—
Shortfall−£42
Returns
Return before costs on price7.86%
Cash return on cash-0.90%
Gross margin£547
Cash needed£56,498
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 | £11,400 | £4,399 | £7,069 | £0 | £0 | -£68 | -£68 |
| Year 2 | £11,742 | £4,531 | £7,069 | £0 | £27 | £115 | £48 |
| Year 3 | £12,094 | £4,667 | £7,069 | £0 | £68 | £291 | £338 |
| Year 4 | £12,457 | £4,807 | £7,069 | £0 | £110 | £471 | £810 |
| Year 5 | £12,831 | £4,951 | £7,069 | £0 | £154 | £657 | £1,467 |
Disposal gain (gross)-£5,984
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
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 cohortBA11 3FE · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bath · 16.3 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 history75d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£145,000 in 2023 → £145,000 asking
0.0%in 3y
- 2023£145,000—
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 — -£42/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 | 7.86% | -£42 | £56,498 | 2.6% | Low | Feasible |
| Housing-benefit rent | 4.95% | -£369 | £56,498 | -32.5% | Med | Feasible |
| Council lease | 0.00% | -£807 | £56,498 | -87.2% | Low | Feasible |
| Refurb & refinance | 7.86% | -£42 | £66,717 | 2.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£218 | £165,042 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Mendip · cap £598/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Mendip
- LHA monthly cap:
- £598
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
+£360/mo cash flow vs Rent it out if converted to Rent by the room
19.86% Return before costs on price converted vs 7.86% as-is
As-is Rent it out
Monthly profit+£1
Return before costs on price7.86%
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+£360
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 19.3%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
- Not ratedNewbury Manor SchoolNot applicable · Other independent special school · BA11 3RG
- Not ratedMells Church First SchoolPrimary · Academy converter · BA11 3QE
- Not ratedSt Louis Catholic Primary School, FromePrimary · Academy converter · BA11 3AP
- Not ratedVallis First SchoolPrimary · Community school · BA11 3DB
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£11,400
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£506
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£1,467
Rates as of Oct 2024
Acquisition costs
£56,498cash neededPurchase price£145,000
Deposit (25%)£36,250
Stamp duty+5% additional-property surcharge£7,650
Refurb£7,423
Legal + survey£2,000
Mortgage fees£3,175
Total cash neededdeposit + costs (loan covers the rest)£56,498
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This first floor purpose built apartment is situated in this popular development right in the heart of the town centre within a stroll of the towns array of shops, bars and amenities. The light, bright accommodation comprises an entrance hall, an open plan living room/kitchen with `Juliet Balcony`, a double bedroom and a shower room. The property benefits from double glazing and central heating throughout. There is also the huge bonus in the town centre of an allocated park…
Floor plans
Listing metarightmove · Lewisgray
About this listing
75 days · RightmovePrice history
5-year price trend
Monthly profit
−£42
Cash needed
£56K
Return after costs
-0.90%
IRR
-0.69%
Listed 75d ago
The Old Court House, Cork Street
flat · 1 bed · 1 bath · 431 sqft
£145,000
est £950 · 7.86% gross
Listed building
Priced below market
1 / 9
47/100
Caution
7.86% — 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
7.86% Return before costs — above-market
Price
£145K
7% below sold comps
Return before costs
7.86%
est rent £950/monot enough comparablesRange £791–£1,141/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: £791–£1,141/mo · n=23
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 (£5,567–£10,392 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
-£42
after mortgage, operating costs & tax
Rent in£950/mo gross
£913/mo collected · £37/mo lost to voids
Where it goes
£589Mortgage£367Costs
Outgoings exceed rent — you top up £42/mo
Mortgage£589
Costs£367
Management£95
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£6
Service charge + ground rent£27
Ltd co. accounts£104
Tax—
Shortfall−£42
Returns
Return before costs on price7.86%
Cash return on cash-0.90%
Gross margin£547
Cash needed£56,498
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)
Housing-benefit (LHA) scheme detailBRMA Mendip · cap £598/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Mendip
- LHA monthly cap:
- £598
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 | £11,400 | £4,399 | £7,069 | £0 | £0 | -£68 | -£68 |
| Year 2 | £11,742 | £4,531 | £7,069 | £0 | £27 | £115 | £48 |
| Year 3 | £12,094 | £4,667 | £7,069 | £0 | £68 | £291 | £338 |
| Year 4 | £12,457 | £4,807 | £7,069 | £0 | £110 | £471 | £810 |
| Year 5 | £12,831 | £4,951 | £7,069 | £0 | £154 | £657 | £1,467 |
Rent by the room upside
What we verified
4316
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
HeritageListed building / conservation areaListed
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£123/yr
Ground rentDoubling clauses kill mortgageability£200/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 19.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,414
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,467
Acquisition costs
25% deposit£36,250
Stamp duty£7,650
Refurb£7,423
Legal + survey£2,000
Mortgage + broker£3,175
Cash needed£56,498
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
This first floor purpose built apartment is situated in this popular development right in the heart of the town centre within a stroll of the towns array of shops, bars and amenities. The light, bright accommodation comprises an entrance hall, an open plan living room/kitchen with `Juliet Balcony`, a double bedroom and a shower room. The property benefits from double glazing and central heating throughout. There is also the huge bonus in the town centre of an allocated park…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice