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Year 5 disposal
⊞ View all 10
60/ 100
Solid
Real 10.19% return before costs with manageable risks.
Why it works
- 10.19% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£20/mo — mildly negative — equity build may cover
- -0.2% 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
−£20/mo
You top up £20/mo
Price
£125K
No local sold comps to compare
Return · IRR
-0.2%/yr
Loses money over 5 years
Cash to get in
£53K
Deposit + fees + refurb
Return before costs on price 10.19%5-yr return on cash 5%Rent est. £1,061 (£904–£1,245)
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: £904–£1,245/mo · n=94
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £93,750 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
-£20
after mortgage, operating costs & tax
Rent in£1,061/mo gross
£1,020/mo collected · £41/mo lost to voids
Where it goes
£508Mortgage£532Costs
Outgoings exceed rent — you top up £20/mo
Mortgage£508
Costs£532
Management£106
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£20
Returns
Return before costs on price10.19%
Cash return on cash-0.44%
Gross margin£488
Cash needed£53,139
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.01
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 | £12,732 | £6,384 | £6,094 | £0 | £48 | £206 | £206 |
| Year 2 | £13,114 | £6,575 | £6,094 | £0 | £85 | £360 | £566 |
| Year 3 | £13,507 | £6,773 | £6,094 | £0 | £122 | £519 | £1,085 |
| Year 4 | £13,913 | £6,976 | £6,094 | £0 | £160 | £683 | £1,769 |
| Year 5 | £14,330 | £7,185 | £6,094 | £0 | £200 | £851 | £2,620 |
Disposal gain (gross)-£9,454
CGT£0
Net Disposal proceeds£134,560
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 cohortTQ1 2ND · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Exeter · 30.7 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 history57d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£125,000 in 2008 → £125,000 asking
0.0%in 18y
- 2008£125,000-8.1% in 1y
- 2007£136,000—
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 — +£13/mo · £33/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 | 10.19% | -£20 | £53,139 | 4.9% | Low | Feasible |
| Housing-benefit rent | 6.46% | -£380 | £53,139 | -35.9% | Med | Feasible |
| Council lease | 6.46% | -£235 | £53,139 | -24.6% | Low | Feasible |
| Refurb & refinance | 10.19% | -£20 | £63,695 | 4.1% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 14.86% | +£13 | £53,139 | 4.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £148,320 | 1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA South Devon · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- South Devon
- LHA monthly cap:
- £673
- Scheme type:
- other
- 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
Local lettings demandby strategyLive area data
Short-stay let36% occupancy
£142/night ADR
Based on 14 short-let comps nearby
Rent by the room conversion upside
+£287/mo cash flow vs Rent it out if converted to Rent by the room
23.04% Return before costs on price converted vs 10.19% as-is
As-is Rent it out
Monthly profit+£138
Return before costs on price10.19%
Cash needed£43,148
If converted to Rent by the room
Monthly profit+£425
Return before costs on price23.04%
Cash needed£59,148
Δ vs Rent it out Monthly profit+£287
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£39,833–£75,000full refurb + room split
⚠️ Capped at 60% of £125,000 asking (£75,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,062–£16,123
- 1 × bathroom£5,318–£9,751
- Rewire£3,023–£5,290
- Replumb£2,267–£4,535
- Windows£7,558–£13,604
- Paint + decor£5,290–£9,825
- Flooring£8,314–£15,871
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 & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedIlsham Church of England AcademyPrimary · Academy converter · TQ1 2JQ
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£12,732
Section 24 credit£0
Annual tax due£48
Post-tax Monthly profit annual-£283
Exit costs
Projected sale price (5y · 2%/yr growth)£138,010
Capital gain (pre-CGT)£13,010
Sale costs (~2.5%)£3,450
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£2,620
Rates as of Oct 2024
Acquisition costs
£53,139cash neededPurchase price£125,000
Deposit (25%)£31,250
Stamp duty+5% additional-property surcharge£6,250
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,875
Total cash neededdeposit + costs (loan covers the rest)£53,139
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Communal Entrance
Door entry Phone system. Lift service and stairs rising to all floors. Door through to;
Entrance Hall
Wooden entrance door with glazed unit. Spacious entrance hallway, large cloak storage cupboard. coved ceiling. Central heating radiator. further deep storage cupboard.
Cloakroom
Low level WC
Living Room - 3.62m x 5.86m (11'10" x 19'2")
Coved ceiling. mock focal point fireplace with overmantel, two central heating radiators. UPVC double glazed windo…
Floor plans
Nearby active comparables11 rentals
Comparable rentals
TQ1 · same beds + typeMedian nearby: £1,150/mo · 11 of 11 already let+£89 vs our est
- Meadfoot Lane, Torquay TQ1Let2b£1,200/moMay 2026
- Brunswick Terrace, Torquay, TQ1Let2b£875/moMay 2026
- Barton Road, Torquay, TQ1Let2b£885/moMay 2026
- Villa Borghese, Torquay, TQ1Let2b£1,400/moMay 2026
- Teignmouth Road, TORQUAY, TQ1Let2b£1,000/moMay 2026
- Grange Road, Torquay, TQ1Let2b£950/moMay 2026
- Meadfoot Road, Meadfoot Grange Meadfo…Let2b£1,200/moMay 2026
- Lower Warberry Road, TORQUAY, TQ1Let2b£1,200/moMay 2026
- Teignmouth Road, TORQUAY, TQ1Let2b£1,200/moMay 2026
- Babbacombe Road, Ocean View, TQ1Let2b£1,150/moMay 2026
- Babbacombe Road, Torquay, TQ1Let2b£975/moMay 2026
Other deals nearby
TQ1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Property Ladder
About this listing
57 days · RightmovePrice history
5-year price trend
Monthly profit
−£20
Cash needed
£53K
Return after costs
-0.44%
IRR
-0.15%
Listed 57d ago
RIDGEWAY HEIGHTS 3, RIDGEWAY ROAD, TORQUAY, TQ1 2ND
✓ Verified address
flat · 2 bed · 1 bath
£125,000
est £1,061 · 10.19% gross
1 / 10
60/100
Solid
Real 10.19% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.19% Return before costs — above-market
Price
£125K
Return before costs
10.19%
est rent £1,061/monot enough comparablesRange £904–£1,245/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: £904–£1,245/mo · n=94
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £93,750 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
-£20
after mortgage, operating costs & tax
Rent in£1,061/mo gross
£1,020/mo collected · £41/mo lost to voids
Where it goes
£508Mortgage£532Costs
Outgoings exceed rent — you top up £20/mo
Mortgage£508
Costs£532
Management£106
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£20
Returns
Return before costs on price10.19%
Cash return on cash-0.44%
Gross margin£488
Cash needed£53,139
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.01
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA South Devon · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- South Devon
- LHA monthly cap:
- £673
- Scheme type:
- other
- 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 | £12,732 | £6,384 | £6,094 | £0 | £48 | £206 | £206 |
| Year 2 | £13,114 | £6,575 | £6,094 | £0 | £85 | £360 | £566 |
| Year 3 | £13,507 | £6,773 | £6,094 | £0 | £122 | £519 | £1,085 |
| Year 4 | £13,913 | £6,976 | £6,094 | £0 | £160 | £683 | £1,769 |
| Year 5 | £14,330 | £7,185 | £6,094 | £0 | £200 | £851 | £2,620 |
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£1,219
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,620
Acquisition costs
25% deposit£31,250
Stamp duty£6,250
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,875
Cash needed£53,139
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
Communal Entrance
Door entry Phone system. Lift service and stairs rising to all floors. Door through to;
Entrance Hall
Wooden entrance door with glazed unit. Spacious entrance hallway, large cloak storage cupboard. coved ceiling. Central heating radiator. further deep storage cupboard.
Cloakroom
Low level WC
Living Room - 3.62m x 5.86m (11'10" x 19'2")
Coved ceiling. mock focal point fireplace with overmantel, two central heating radiators. UPVC double glazed windo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice