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Year 5 disposal
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0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
Why to be cautious
- Monthly profit −£9,809/mo — heavily negative — needs monthly capital injection
- -17.8% 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.
- 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
−£10K/mo
You top up £10K/mo
Price
£2.19M
No local sold comps to compare
Return · IRR
-17.8%/yr
Loses money over 5 years
Cash to get in
£911K
Deposit + fees + refurb
5-yr return on cash -65%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £548,750
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 (£28,077–£52,410 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £1,646,250 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£9,809
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£8,917Mortgage
Outgoings exceed rent — you top up £9,809/mo
Mortgage£8,917
Costs£892
Maintenance£67
Insurance£40
Voids + council tax£10
Service charge + ground rent£671
Ltd co. accounts£104
Tax—
Shortfall−£9,809
Returns
Return before costs on price0.00%
Cash return on cash-12.92%
Gross margin-£892
Cash needed£911,236
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £10,702 | £107,006 | £0 | £0 | -£117,708 | -£117,708 |
| Year 2 | £0 | £11,023 | £107,006 | £0 | £0 | -£118,029 | -£235,737 |
| Year 3 | £0 | £11,353 | £107,006 | £0 | £0 | -£118,359 | -£354,096 |
| Year 4 | £0 | £11,694 | £107,006 | £0 | £0 | -£118,700 | -£472,796 |
| Year 5 | £0 | £12,045 | £107,006 | £0 | £0 | -£119,051 | -£591,847 |
Disposal gain (gross)-£160,690
CGT£0
Net Disposal proceeds£2,362,871
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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 profileStudent let
Tenant profilelikely cohortSW5 0ES · 3 bed
Primary profile
Student let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Imperial College · 1.3 km
Reason
1.3 km from a major UK university with 3 beds — strong HMO/student let demand.
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
3-bed · 3-bath · 1771 sqft · London ×1.4
£60k–£114k
£ per sqft
building cost only
£34–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 3 × bathroom · Full strip + retile£12,600–£25,200
- Paint + decor£17,710–£31,878
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£24,794–£46,046
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history68d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£1,200,000 in 2021 → £2,195,000 asking
+82.9%in 5y
- 2021£1,200,000-10.4% in 7y
- 2014£1,340,000+282.9% in 17y
- 1997£350,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent by the room wins — -£7,721/mo · £32/mo ahead of Council lease (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£9,809 | £911,236 | -64.9% | Low | Feasible |
| Housing-benefit rent | 1.18% | -£8,196 | £911,236 | -52.5% | Med | Feasible |
| Council lease | 1.18% | -£7,753 | £911,236 | -50.6% | Low | Feasible |
| Refurb & refinance | 0.00% | -£9,809 | £1,035,960 | -57.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£882 | £2,538,535 | 4% | Med | Feasible |
| ⭐ Rent by the room | 2.21% | -£7,721 | £911,236 | -48.1% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Central London · cap £2,154/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central London
- LHA monthly cap:
- £2,154
- 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
Rent by the room conversion upside
+£1,216/mo cash flow vs Rent it out if converted to Rent by the room
1.31% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£8,777
Return before costs on price0.00%
Cash needed£560,648
If converted to Rent by the room
Monthly profit-£7,562
Return before costs on price1.31%
Cash needed£576,648
Δ vs Rent it out Monthly profit+£1,216
Show conversion detail
Conversion cost estimate
£56,000
Range: £47,600 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£109,964–£203,931full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 3 × bathroom£21,600–£39,600
- Rewire£8,855–£15,939
- Replumb£7,084–£14,168
- Windows£19,481–£35,420
- Paint + decor£17,710–£31,878
- Flooring£24,794–£46,046
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodBousfield Primary SchoolPrimary · Community school · SW5 0DJ
- Not ratedCollinghamNot applicable · Other independent school · SW5 0HL
- Not ratedWetherby School, KensingtonNot applicable · Other independent school · SW5 0JN
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£117,708
Exit costs
Projected sale price (5y · 2%/yr growth)£2,423,457
Capital gain (pre-CGT)£228,457
Sale costs (~2.5%)£60,586
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-£591,847
Rates as of Oct 2024
Acquisition costs
£911,236cash neededPurchase price£2,195,000
Deposit (25%)£548,750
Stamp duty+5% additional-property surcharge£286,900
Refurb£37,436
Legal + survey£4,225
Mortgage fees£33,925
Total cash neededdeposit + costs (loan covers the rest)£911,236
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Set across the fifth and sixth floors of a well-maintained building with porter, lift and garden square access, this generously proportioned three-bedroom duplex apartment offers bright, versatile living space and the rare advantage of a terrace.
The upper level is centred around an impressive dining and reception room, providing an expansive and adaptable entertaining environment with ample space for both relaxation and formal dining. Adjacent is a well-appointed kitchen, t…
Floor plans
Nearby active comparables1 rental
Comparable rentals
SW5 · same beds + type- Cluny Mews, London, SW5Let3b£5,447/moMay 2026
Other deals nearby
SW5 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Knight Frank
About this listing
68 days · RightmovePrice history
5-year price trend
Monthly profit
−£9,809
Cash needed
£911K
Return after costs
-12.92%
IRR
-17.82%
Listed 68d ago
Barkston Gardens, London SW5
flat · 3 bed · 3 bath · 1,771 sqft
£2,195,000
1 / 15
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£9,809/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£2.2M
Return before costs
—
rent unknown
Bedrooms
3
3 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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £548,750
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 (£28,077–£52,410 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £1,646,250 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£9,809
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£8,917Mortgage
Outgoings exceed rent — you top up £9,809/mo
Mortgage£8,917
Costs£892
Maintenance£67
Insurance£40
Voids + council tax£10
Service charge + ground rent£671
Ltd co. accounts£104
Tax—
Shortfall−£9,809
Returns
Return before costs on price0.00%
Cash return on cash-12.92%
Gross margin-£892
Cash needed£911,236
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Central London · cap £2,154/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central London
- LHA monthly cap:
- £2,154
- 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 | £0 | £10,702 | £107,006 | £0 | £0 | -£117,708 | -£117,708 |
| Year 2 | £0 | £11,023 | £107,006 | £0 | £0 | -£118,029 | -£235,737 |
| Year 3 | £0 | £11,353 | £107,006 | £0 | £0 | -£118,359 | -£354,096 |
| Year 4 | £0 | £11,694 | £107,006 | £0 | £0 | -£118,700 | -£472,796 |
| Year 5 | £0 | £12,045 | £107,006 | £0 | £0 | -£119,051 | -£591,847 |
Rent by the room upside
What we verified
6107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 + sqftEstimate available
Service chargeReduces net yield£7,975.35/yr
Ground rentDoubling clauses kill mortgageability£72/yr
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£21,401
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£591,847
Acquisition costs
25% deposit£548,750
Stamp duty£286,900
Refurb£37,436
Legal + survey£4,225
Mortgage + broker£33,925
Cash needed£911,236
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 across the fifth and sixth floors of a well-maintained building with porter, lift and garden square access, this generously proportioned three-bedroom duplex apartment offers bright, versatile living space and the rare advantage of a terrace.
The upper level is centred around an impressive dining and reception room, providing an expansive and adaptable entertaining environment with ample space for both relaxation and formal dining. Adjacent is a well-appointed kitchen, t…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice