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Year 5 disposal
BMV -22%
⊞ View all 11
9/ 100
Weak
5.10% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -22% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£392/mo — significantly negative — real recurring drain
- -4.3% 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
−£392/mo
You top up £392/mo
Price vs market
Below market value
-22% vs 12 sold · interior unseen
Return · IRR
-4.3%/yr
Loses money over 5 years
Cash left in
£48K
Stays in after refinancing at value
Price £300KCash to buy £113KReturn before costs on price 5.10%5-yr return on cash -15%Rent est. £1,274 (£1,243–£1,306)
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: £1,243–£1,306/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 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
-£392
after mortgage, operating costs & tax
Rent in£1,274/mo gross
£1,225/mo collected · £49/mo lost to voids
Where it goes
£1,219Mortgage£398Costs
Outgoings exceed rent — you top up £392/mo
Mortgage£1,219
Costs£398
Management£127
Maintenance£67
Insurance£28
CapEx reserve£64
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£392
Returns
Return before costs on price5.10%
Cash return on cash-4.15%
Gross margin£827
Cash needed£113,414
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
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 | £15,288 | £4,782 | £14,625 | £0 | £0 | -£4,119 | -£4,119 |
| Year 2 | £15,747 | £4,925 | £14,625 | £0 | £0 | -£3,804 | -£7,922 |
| Year 3 | £16,219 | £5,073 | £14,625 | £0 | £0 | -£3,479 | -£11,401 |
| Year 4 | £16,706 | £5,225 | £14,625 | £0 | £0 | -£3,144 | -£14,546 |
| Year 5 | £17,207 | £5,382 | £14,625 | £0 | £0 | -£2,800 | -£17,346 |
Disposal gain (gross)-£9,970
CGT£0
Net Disposal proceeds£322,944
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
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 cohortSO32 1JA · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Southampton · 11 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 history54d on market4 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£185,287 in 2019 → £300,000 asking
+61.9%in 7y
- 2019£185,287-24.4% in 5y
- 2014£245,000+11.4% in 6y
- 2008£220,000+7.3% in 3y
- 2005£205,000+189.8% in 10y
- 1995£70,750—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£392/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 5.10% | -£392 | £113,414 | -15.3% | Low | Feasible |
| Housing-benefit rent | 4.19% | -£646 | £113,414 | -27.8% | Med | Feasible |
| Council lease | 4.19% | -£423 | £113,414 | -19.8% | Low | Feasible |
| Refurb & refinance | 5.10% | -£392 | £132,720 | -13.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £337,220 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Winchester · cap £1,047/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Winchester
- LHA monthly cap:
- £1,047
- 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
Rent by the room conversion upside
+£182/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 5.10% as-is
As-is Rent it out
Monthly profit-£341
Return before costs on price5.10%
Cash needed£86,898
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,898
Δ vs Rent it out Monthly profit+£182
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
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miWide · CV 20.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingBishops Waltham Infant SchoolPrimary · Community school · SO32 1EP
- Not ratedBishop's Waltham Junior SchoolPrimary · Community school · SO32 1EP
- Not ratedUpham Church of England Aided Primary SchoolPrimary · Voluntary aided school · SO32 1JD
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£15,288
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,707
Exit costs
Projected sale price (5y · 2%/yr growth)£331,224
Capital gain (pre-CGT)£31,224
Sale costs (~2.5%)£8,281
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-£17,346
Rates as of Oct 2024
Acquisition costs
£113,414cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£10,764
Legal + survey£2,150
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£113,414
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
We are delighted to offer this charming character semi-detached cottage, beautifully positioned within a highly sought-after rural village location. Combining period charm with practical living space, the property offers an ideal opportunity for buyers seeking a countryside lifestyle without compromising on comfort.
The accommodation comprises two well-proportioned double bedrooms, complemented by a stylish bathroom featuring a characterful roll-top bath and separate shower,…
Floor plans
Listing metarightmove · Charters
About this listing
54 days · RightmovePrice history
5-year price trend
Monthly profit
−£392
Cash needed
£113K
Return after costs
-4.15%
IRR
-4.34%
Listed 54d ago
Upham Street, Upham, Southampton, Hampshire, SO32
semi-detached · 2 bed · 1 bath
£300,000
est £1,274 · 5.10% gross
Priced below market
1 / 11
9/100
Marginal
5.10% — verify the rent + comps locally.
Priced below market -22% vs 12 nearby sold (last 12 mo)
Price
£300K
22% below sold comps
Return before costs
5.10%
est rent £1,274/monot enough comparablesRange £1,243–£1,306/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: £1,243–£1,306/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 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
-£392
after mortgage, operating costs & tax
Rent in£1,274/mo gross
£1,225/mo collected · £49/mo lost to voids
Where it goes
£1,219Mortgage£398Costs
Outgoings exceed rent — you top up £392/mo
Mortgage£1,219
Costs£398
Management£127
Maintenance£67
Insurance£28
CapEx reserve£64
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£392
Returns
Return before costs on price5.10%
Cash return on cash-4.15%
Gross margin£827
Cash needed£113,414
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Winchester · cap £1,047/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Winchester
- LHA monthly cap:
- £1,047
- 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 | £15,288 | £4,782 | £14,625 | £0 | £0 | -£4,119 | -£4,119 |
| Year 2 | £15,747 | £4,925 | £14,625 | £0 | £0 | -£3,804 | -£7,922 |
| Year 3 | £16,219 | £5,073 | £14,625 | £0 | £0 | -£3,479 | -£11,401 |
| Year 4 | £16,706 | £5,225 | £14,625 | £0 | £0 | -£3,144 | -£14,546 |
| Year 5 | £17,207 | £5,382 | £14,625 | £0 | £0 | -£2,800 | -£17,346 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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
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 20.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,925
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£17,346
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£10,764
Legal + survey£2,150
Mortgage + broker£5,500
Cash needed£113,414
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
We are delighted to offer this charming character semi-detached cottage, beautifully positioned within a highly sought-after rural village location. Combining period charm with practical living space, the property offers an ideal opportunity for buyers seeking a countryside lifestyle without compromising on comfort.
The accommodation comprises two well-proportioned double bedrooms, complemented by a stylish bathroom featuring a characterful roll-top bath and separate shower,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice