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Year 5 disposal
⊞ View all 13
8/ 100
Weak
5.84% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Leasehold 86yr — verify at solicitor
- Monthly profit −£324/mo — significantly negative — real recurring drain
- -3.9% 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
−£324/mo
You top up £324/mo
Price vs market
Above comparable sales
+25% vs 12 sold
Return · IRR
-3.9%/yr
Loses money over 5 years
Cash to get in
£103K
Deposit + fees + refurb
Price £270KReturn before costs on price 5.84%5-yr return on cash -13%Rent est. £1,314 (£1,237–£1,396)
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: £1,237–£1,396/mo · n=58
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £202,500 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
-£324
after mortgage, operating costs & tax
Rent in£1,314/mo gross
£1,263/mo collected · £51/mo lost to voids
Where it goes
£1,097Mortgage£490Costs
Outgoings exceed rent — you top up £324/mo
Mortgage£1,097
Costs£490
Management£131
Maintenance£67
Insurance£28
CapEx reserve£66
Voids + council tax£7
Service charge + ground rent£87
Ltd co. accounts£104
Tax—
Shortfall−£324
Returns
Return before costs on price5.84%
Cash return on cash-3.77%
Gross margin£773
Cash needed£102,839
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.15
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 | £15,768 | £5,881 | £13,163 | £0 | £0 | -£3,276 | -£3,276 |
| Year 2 | £16,241 | £6,058 | £13,163 | £0 | £0 | -£2,979 | -£6,255 |
| Year 3 | £16,728 | £6,239 | £13,163 | £0 | £0 | -£2,674 | -£8,928 |
| Year 4 | £17,230 | £6,427 | £13,163 | £0 | £0 | -£2,359 | -£11,287 |
| Year 5 | £17,747 | £6,619 | £13,163 | £0 | £0 | -£2,035 | -£13,322 |
Disposal gain (gross)-£9,640
CGT£0
Net Disposal proceeds£290,649
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leasehold86 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
86 yr
Ground rent
Doubling = lender risk
£125/yr
Service charge
Annual running cost
£925/yr
Lease shortening — 86 years remaining
Still mortgageable today, but plan to extend before it dips below 80. Marriage-value premium kicks in below 80 years.
Extracted from listing description · verify with solicitor
Tenure & planning86 yr
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 cohortHP13 5YX · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 25.2 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 history65d on market4 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£245,000 in 2019 → £270,000 asking
+10.2%in 7y
- 2019£245,000+25.6% in 4y
- 2015£195,000+25.8% in 10y
- 2005£155,000+36.0% in 4y
- 2001£114,000+68.9% in 3y
- 1998£67,500—
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 — -£50/mo · £273/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 | 5.84% | -£324 | £102,839 | -13.0% | Low | Feasible |
| Housing-benefit rent | 4.88% | -£571 | £102,839 | -26.2% | Med | Feasible |
| Council lease | 0.00% | -£1,383 | £102,839 | -81.7% | Low | Feasible |
| Refurb & refinance | 5.84% | -£324 | £120,645 | -11.0% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 10.48% | -£50 | £102,839 | 0.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£286 | £304,595 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context487 active short-lets nearby
Short-let market context
- 487 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Chilterns · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Chilterns
- LHA monthly cap:
- £1,097
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 let68% occupancy
£114/night ADR
Based on 18 short-let comps nearby
Rent by the room conversion upside
+£149/mo cash flow vs Rent it out if converted to Rent by the room
10.67% Return before costs on price converted vs 5.84% as-is
As-is Rent it out
Monthly profit-£191
Return before costs on price5.84%
Cash needed£79,398
If converted to Rent by the room
Monthly profit-£42
Return before costs on price10.67%
Cash needed£95,398
Δ vs Rent it out Monthly profit+£149
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£58,230–£103,995full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
Comparables
sold within 0.5 miWide · CV 23.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- InadequateThe Downley SchoolPrimary · Academy sponsor led · HP13 5AL
- Not ratedThe Disraeli SchoolPrimary · Community school · HP13 5JS
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£15,768
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,882
Exit costs
Projected sale price (5y · 2%/yr growth)£298,102
Capital gain (pre-CGT)£28,102
Sale costs (~2.5%)£7,453
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-£13,322
Rates as of Oct 2024
Acquisition costs
£102,839cash neededPurchase price£270,000
Deposit (25%)£67,500
Stamp duty+5% additional-property surcharge£17,000
Refurb£10,764
Legal + survey£2,525
Mortgage fees£5,050
Total cash neededdeposit + costs (loan covers the rest)£102,839
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A well-presented split-level maisonette that has been well maintained by its current owners, ideally situated close to the village of Downley with its excellent range of local amenities and well-regarded schools. The accomodation comprises; landing entrance, two bedrooms, one of those benefiting from a bay window, modern bathroom, sitting/dining area, modern fitted kitchen, and doors leading out into the private rear garden space featuring a patio seating area. The property f…
Floor plans
Listing metarightmove · Hurst Estate Agents
About this listing
65 days · RightmovePrice history
5-year price trend
Monthly profit
−£324
Cash needed
£103K
Return after costs
-3.77%
IRR
-3.86%
Listed 65d ago
WYATT CLOSE, HIGH WYCOMBE
flat · 2 bed · 1 bath
£270,000
est £1,314 · 5.84% gross
Leasehold 86yr
1 / 13
8/100
Marginal
5.84% — verify the rent + comps locally.
Lease 86 yrs — extend before exit
Price
£270K
25% above sold comps
Return before costs
5.84%
est rent £1,314/mo58 comps within 1 kmRange £1,237–£1,396/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: £1,237–£1,396/mo · n=58
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £202,500 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
-£324
after mortgage, operating costs & tax
Rent in£1,314/mo gross
£1,263/mo collected · £51/mo lost to voids
Where it goes
£1,097Mortgage£490Costs
Outgoings exceed rent — you top up £324/mo
Mortgage£1,097
Costs£490
Management£131
Maintenance£67
Insurance£28
CapEx reserve£66
Voids + council tax£7
Service charge + ground rent£87
Ltd co. accounts£104
Tax—
Shortfall−£324
Returns
Return before costs on price5.84%
Cash return on cash-3.77%
Gross margin£773
Cash needed£102,839
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.15
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context487 active short-lets nearby
Short-let market context
- 487 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Chilterns · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Chilterns
- LHA monthly cap:
- £1,097
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 | £15,768 | £5,881 | £13,163 | £0 | £0 | -£3,276 | -£3,276 |
| Year 2 | £16,241 | £6,058 | £13,163 | £0 | £0 | -£2,979 | -£6,255 |
| Year 3 | £16,728 | £6,239 | £13,163 | £0 | £0 | -£2,674 | -£8,928 |
| Year 4 | £17,230 | £6,427 | £13,163 | £0 | £0 | -£2,359 | -£11,287 |
| Year 5 | £17,747 | £6,619 | £13,163 | £0 | £0 | -£2,035 | -£13,322 |
Rent by the room upside
What we verified
4307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining86 yr
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£925/yr
Ground rentDoubling clauses kill mortgageability£125/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 23.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,633
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£13,322
Acquisition costs
25% deposit£67,500
Stamp duty£17,000
Refurb£10,764
Legal + survey£2,525
Mortgage + broker£5,050
Cash needed£102,839
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
A well-presented split-level maisonette that has been well maintained by its current owners, ideally situated close to the village of Downley with its excellent range of local amenities and well-regarded schools. The accomodation comprises; landing entrance, two bedrooms, one of those benefiting from a bay window, modern bathroom, sitting/dining area, modern fitted kitchen, and doors leading out into the private rear garden space featuring a patio seating area. The property f…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice