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Year 5 disposal
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0/ 100
Weak
4.70% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£606/mo — heavily negative — needs monthly capital injection
- -5.1% 5y IRR — capital outlay disproportionate to returns
- 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
−£606/mo
You top up £606/mo
Price
£255K
Around comparable sold prices
Return · IRR
-5.1%/yr
Loses money over 5 years
Cash to get in
£136K
Deposit + fees + refurb
Return before costs on price 4.70%5-yr return on cash -24%Rent est. £998 (£893–£1,115)
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: £893–£1,115/mo · n=111
Financing
DepositYour cash in — the rest is the mortgage25% · £63,750
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 (£37,028–£69,118 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £191,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£606
after mortgage, operating costs & tax
Rent in£998/mo gross
£960/mo collected · £38/mo lost to voids
Where it goes
£1,036Mortgage£529Costs
Outgoings exceed rent — you top up £606/mo
Mortgage£1,036
Costs£529
Management£100
Maintenance£67
Insurance£28
CapEx reserve£50
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£606
Returns
Return before costs on price4.70%
Cash return on cash-5.35%
Gross margin£430
Cash needed£135,970
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.93
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 | £11,976 | £6,352 | £12,431 | £0 | £0 | -£6,808 | -£6,808 |
| Year 2 | £12,335 | £6,543 | £12,431 | £0 | £0 | -£6,639 | -£13,447 |
| Year 3 | £12,705 | £6,739 | £12,431 | £0 | £0 | -£6,465 | -£19,912 |
| Year 4 | £13,086 | £6,941 | £12,431 | £0 | £0 | -£6,286 | -£26,198 |
| Year 5 | £13,479 | £7,150 | £12,431 | £0 | £0 | -£6,102 | -£32,300 |
Disposal gain (gross)-£47,893
CGT£0
Net Disposal proceeds£274,502
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 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 · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 history72d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£265/mo · £870/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 | 4.70% | -£606 | £135,970 | -23.8% | Low | Feasible |
| Housing-benefit rent | 2.93% | -£952 | £135,970 | -39.5% | Med | Feasible |
| Council lease | 0.00% | -£1,410 | £135,970 | -63.2% | Low | Feasible |
| Refurb & refinance | 4.70% | -£606 | £168,468 | -19.2% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 14.24% | +£265 | £135,970 | 14.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £342,143 | -10% | 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 let54% occupancy
£184/night ADR
Based on 9 short-let comps nearby
Rent by the room conversion upside
+£403/mo cash flow vs Rent it out if converted to Rent by the room
11.29% Return before costs on price converted vs 4.70% as-is
As-is Rent it out
Monthly profit-£389
Return before costs on price4.70%
Cash needed£75,648
If converted to Rent by the room
Monthly profit+£13
Return before costs on price11.29%
Cash needed£91,648
Δ vs Rent it out Monthly profit+£403
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£11,976
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,268
Exit costs
Projected sale price (5y · 2%/yr growth)£281,541
Capital gain (pre-CGT)£26,541
Sale costs (~2.5%)£7,039
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-£32,300
Rates as of Oct 2024
Acquisition costs
£135,970cash neededPurchase price£255,000
Deposit (25%)£63,750
Stamp duty+5% additional-property surcharge£15,500
Refurb£49,370
Legal + survey£2,525
Mortgage fees£4,825
Total cash neededdeposit + costs (loan covers the rest)£135,970
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Occupying a delightful position within one of Cheltenham's most distinguished Regency terraces, this beautifully renovated one-bedroom apartment combines elegant period character with stylish contemporary interiors. Situated within the prestigious Grade II* listed Lansdown Crescent, the property offers an exceptional opportunity for first-time buyers, professionals, investors or those seeking a refined town-centre pied-à-terre, all within a short stroll of Montpellier and Che…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
GL50 · same beds + typeMedian nearby: £1,200/mo · 1 of 1 already let+£202 vs our est
- Wellington Mews, Cheltenham, GL50Let1b£1,200/moMay 2026
Listing metarightmove · Winkworth
About this listing
72 days · RightmovePrice history
5-year price trend
Monthly profit
−£606
Cash needed
£136K
Return after costs
-5.35%
IRR
-5.14%
Listed 72d ago
Lansdown Crescent, Cheltenham, Gloucestershire, GL50
flat · 1 bed · 1 bath
£255,000
est £998 · 4.70% gross
1 / 14
0/100
Marginal
4.70% — verify the rent + comps locally.
4.70% Return before costs — around the area average for this property type.
Monthly profit −£606/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£255K
1% above sold comps
Return before costs
4.70%
est rent £998/mo111 comps within 1.5 kmRange £893–£1,115/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: £893–£1,115/mo · n=111
Financing
DepositYour cash in — the rest is the mortgage25% · £63,750
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 (£37,028–£69,118 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £191,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£606
after mortgage, operating costs & tax
Rent in£998/mo gross
£960/mo collected · £38/mo lost to voids
Where it goes
£1,036Mortgage£529Costs
Outgoings exceed rent — you top up £606/mo
Mortgage£1,036
Costs£529
Management£100
Maintenance£67
Insurance£28
CapEx reserve£50
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£606
Returns
Return before costs on price4.70%
Cash return on cash-5.35%
Gross margin£430
Cash needed£135,970
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.93
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 | £11,976 | £6,352 | £12,431 | £0 | £0 | -£6,808 | -£6,808 |
| Year 2 | £12,335 | £6,543 | £12,431 | £0 | £0 | -£6,639 | -£13,447 |
| Year 3 | £12,705 | £6,739 | £12,431 | £0 | £0 | -£6,465 | -£19,912 |
| Year 4 | £13,086 | £6,941 | £12,431 | £0 | £0 | -£6,286 | -£26,198 |
| Year 5 | £13,479 | £7,150 | £12,431 | £0 | £0 | -£6,102 | -£32,300 |
Rent by the room upside
What we verified
2307
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
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£2,486
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£32,300
Acquisition costs
25% deposit£63,750
Stamp duty£15,500
Refurb£49,370
Legal + survey£2,525
Mortgage + broker£4,825
Cash needed£135,970
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
Occupying a delightful position within one of Cheltenham's most distinguished Regency terraces, this beautifully renovated one-bedroom apartment combines elegant period character with stylish contemporary interiors. Situated within the prestigious Grade II* listed Lansdown Crescent, the property offers an exceptional opportunity for first-time buyers, professionals, investors or those seeking a refined town-centre pied-à-terre, all within a short stroll of Montpellier and Che…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice