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Year 5 disposal
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31/ 100
Weak
7.12% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.12% return before costs — above-market
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£170/mo — mildly negative — equity build may cover
- -1.8% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£170/mo
You top up £170/mo
Price
£280K
No local sold comps to compare
Return · IRR
-1.8%/yr
Loses money over 5 years
Cash to get in
£110K
Deposit + fees + refurb
Return before costs on price 7.12%5-yr return on cash -2%Rent est. £1,661 (£1,537–£1,795)
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: £1,537–£1,795/mo · n=102
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 (£10,811–£20,181 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £210,000 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
-£170
after mortgage, operating costs & tax
Rent in£1,661/mo gross
£1,597/mo collected · £64/mo lost to voids
Where it goes
£1,138Mortgage£630Costs
Outgoings exceed rent — you top up £170/mo
Mortgage£1,138
Costs£630
Management£166
Maintenance£67
Insurance£28
CapEx reserve£83
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£170
Returns
Return before costs on price7.12%
Cash return on cash-1.85%
Gross margin£967
Cash needed£110,140
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.40
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 | £19,932 | £7,558 | £13,650 | £0 | £0 | -£1,276 | -£1,276 |
| Year 2 | £20,530 | £7,785 | £13,650 | £0 | £0 | -£905 | -£2,180 |
| Year 3 | £21,146 | £8,018 | £13,650 | £0 | £0 | -£522 | -£2,703 |
| Year 4 | £21,780 | £8,259 | £13,650 | £0 | £0 | -£128 | -£2,831 |
| Year 5 | £22,434 | £8,506 | £13,650 | £0 | £53 | £224 | -£2,607 |
Disposal gain (gross)-£13,526
CGT£0
Net Disposal proceeds£301,414
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 cohortRG1 7AB · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 3.1 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 · 2-bath · 669 sqft
£23k–£45k
£ per sqft
building cost only
£34–£67
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£4,683–£8,697
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,359–£14,049
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history65d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£196,500 in 2016 → £280,000 asking
+42.5%in 10y
- 2016£196,500—
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 — +£1,576/mo · £1,676/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.12% | -£170 | £110,140 | -2.4% | Low | Feasible |
| Housing-benefit rent | 4.68% | -£702 | £110,140 | -31.9% | Med | Feasible |
| Council lease | 7.12% | -£100 | £110,140 | -2.0% | Low | Feasible |
| Refurb & refinance | 7.12% | -£170 | £129,906 | -2.0% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 25.31% | +£1,576 | £110,140 | 94.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £320,706 | 4% | 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 Reading · cap £1,092/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Reading
- LHA monthly cap:
- £1,092
- 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
Local lettings demandby strategyLive area data
Short-stay let85% occupancy
£230/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
-£123/mo cash flow vs Rent it out if converted to Rent by the room
10.29% Return before costs on price converted vs 7.12% as-is
As-is Rent it out
Monthly profit+£42
Return before costs on price7.12%
Cash needed£81,898
If converted to Rent by the room
Monthly profit-£81
Return before costs on price10.29%
Cash needed£97,898
Δ vs Rent it out Monthly profit-£123
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
£50,000
Range: £42,500 – £60,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£52,836–£95,394full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- Rewire£3,345–£5,352
- Replumb£2,676–£4,683
- Windows£7,359–£12,711
- Paint + decor£6,690–£11,373
- Flooring£9,366–£16,725
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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedCivitas AcademyPrimary · Academy sponsor led · RG1 7HL
- Not ratedOxford Road Community SchoolPrimary · Community school · RG1 7PJ
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£19,932
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,042
Exit costs
Projected sale price (5y · 2%/yr growth)£309,143
Capital gain (pre-CGT)£29,143
Sale costs (~2.5%)£7,729
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-£2,607
Rates as of Oct 2024
Acquisition costs
£110,140cash neededPurchase price£280,000
Deposit (25%)£70,000
Stamp duty+5% additional-property surcharge£18,000
Refurb£14,415
Legal + survey£2,525
Mortgage fees£5,200
Total cash neededdeposit + costs (loan covers the rest)£110,140
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Set in this Landmark Town Centre Development providing convenient access to Station, The Oracle and Riverside is this two double bedroom apartment with accommodation including Open living / dining / kitchen space, ensuite and family bathroom, balcony. The property is being sold with no onward chain.
Floor plans
Listing metarightmove · Chancellors
About this listing
65 days · RightmovePrice history
5-year price trend
Monthly profit
−£170
Cash needed
£110K
Return after costs
-1.85%
IRR
-1.79%
Listed 65d ago
Alfred Street, Reading
flat · 2 bed · 2 bath · 669 sqft
£280,000
est £1,661 · 7.12% gross
1 / 22
31/100
Marginal
7.12% — verify the rent + comps locally.
7.12% Return before costs — above-market
Price
£280K
Return before costs
7.12%
est rent £1,661/monot enough comparablesRange £1,537–£1,795/mo (Q1–Q3)
Bedrooms
2
2 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: £1,537–£1,795/mo · n=102
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 (£10,811–£20,181 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £210,000 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
-£170
after mortgage, operating costs & tax
Rent in£1,661/mo gross
£1,597/mo collected · £64/mo lost to voids
Where it goes
£1,138Mortgage£630Costs
Outgoings exceed rent — you top up £170/mo
Mortgage£1,138
Costs£630
Management£166
Maintenance£67
Insurance£28
CapEx reserve£83
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£170
Returns
Return before costs on price7.12%
Cash return on cash-1.85%
Gross margin£967
Cash needed£110,140
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.40
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 Reading · cap £1,092/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Reading
- LHA monthly cap:
- £1,092
- 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 | £19,932 | £7,558 | £13,650 | £0 | £0 | -£1,276 | -£1,276 |
| Year 2 | £20,530 | £7,785 | £13,650 | £0 | £0 | -£905 | -£2,180 |
| Year 3 | £21,146 | £8,018 | £13,650 | £0 | £0 | -£522 | -£2,703 |
| Year 4 | £21,780 | £8,259 | £13,650 | £0 | £0 | -£128 | -£2,831 |
| Year 5 | £22,434 | £8,506 | £13,650 | £0 | £53 | £224 | -£2,607 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,730
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£2,607
Acquisition costs
25% deposit£70,000
Stamp duty£18,000
Refurb£14,415
Legal + survey£2,525
Mortgage + broker£5,200
Cash needed£110,140
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 in this Landmark Town Centre Development providing convenient access to Station, The Oracle and Riverside is this two double bedroom apartment with accommodation including Open living / dining / kitchen space, ensuite and family bathroom, balcony. The property is being sold with no onward chain.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice