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Year 5 disposal
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50/ 100
Caution
Real 10.54% Rent by the room return before costs but flagged risks need pricing in.
Why it works
- 10.5% Rent by the room return before costs (net 5.73% after CapEx + bills) — conversion play
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£313/mo — significantly negative — real recurring drain
- -4.2% 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
−£313/mo
You top up £313/mo
Price vs market
Above comparable sales
+36% vs 12 sold
Return · IRR
-4.2%/yr
Loses money over 5 years
Cash to get in
£86K
Deposit + fees + refurb
Price £210KReturn before costs on price · Rent by the room 10.54%5-yr return on cash -16%Rent est. £1,140 (£1,046–£1,242)
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: £1,046–£1,242/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£11,678–£21,799 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £157,500 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
-£313
after mortgage, operating costs & tax
Rent in£1,140/mo gross
£1,096/mo collected · £44/mo lost to voids
Where it goes
£853Mortgage£556Costs
Outgoings exceed rent — you top up £313/mo
Mortgage£853
Costs£556
Management£114
Maintenance£67
Insurance£28
CapEx reserve£57
Voids + council tax£11
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£313
Returns
Return before costs on price6.51%
Cash return on cash-4.34%
Gross margin£540
Cash needed£86,421
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.28
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 | £13,680 | £6,668 | £10,238 | £0 | £0 | -£3,225 | -£3,225 |
| Year 2 | £14,090 | £6,868 | £10,238 | £0 | £0 | -£3,015 | -£6,241 |
| Year 3 | £14,513 | £7,074 | £10,238 | £0 | £0 | -£2,798 | -£9,039 |
| Year 4 | £14,949 | £7,286 | £10,238 | £0 | £0 | -£2,575 | -£11,614 |
| Year 5 | £15,397 | £7,505 | £10,238 | £0 | £0 | -£2,345 | -£13,960 |
Disposal gain (gross)-£13,710
CGT£0
Net Disposal proceeds£226,061
What we verified
What we verified
32073 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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 profileMixed demand
Tenant profilelikely cohortTQ5 8NH · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Exeter · 38.3 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
3-bed · 2-bath · 1087 sqft
£30k–£59k
£ per sqft
building cost only
£28–£54
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£7,609–£14,131
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,957–£22,827
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history53d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£210,000 in 2019 → £210,000 asking
0.0%in 7y
- 2019£210,000-2.8% in 14y
- 2005£216,000+96.4% in 6y
- 1999£110,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£313/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 | 6.51% | -£313 | £86,421 | -16.2% | Low | Feasible |
| Housing-benefit rent | 4.79% | -£617 | £86,421 | -37.1% | Med | Feasible |
| Council lease | 4.79% | -£431 | £86,421 | -28.1% | Low | Feasible |
| Refurb & refinance | 6.51% | -£313 | £103,149 | -13.5% | Med | Feasible |
| Short-stay let / Airbnb | 6.28% | -£632 | £86,421 | -42.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £245,999 | 2% | Med | Feasible |
| Rent by the room | 10.54% | -£1,115 | £112,421 | -52.2% | — | Feasible |
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 £838/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- South Devon
- LHA monthly cap:
- £838
- 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 let25% occupancy
£144/night ADR
Based on 7 short-let comps nearby
Rent by the room conversion upside
+£254/mo cash flow vs Rent it out if converted to Rent by the room
13.71% Return before costs on price converted vs 6.51% as-is
Room mix (3 lettable rooms)
3× Double @ £615/mo
≈ £1,845/mo gross room income
As-is Rent it out
Monthly profit-£98
Return before costs on price6.51%
Cash needed£64,398
If converted to Rent by the room
Monthly profit+£156
Return before costs on price13.71%
Cash needed£80,398
Δ vs Rent it out Monthly profit+£254
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£58,085–£108,835full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£4,348–£7,609
- Replumb£3,261–£6,522
- Windows£10,870–£19,566
- Paint + decor£7,609–£14,131
- Flooring£11,957–£22,827
Based on 86 HMO comps within 7.6 km
Comparables
sold within 0.5 miWide · CV 38.2%Med confidence
Loading 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
- GoodFurzeham Primary SchoolPrimary · Academy converter · TQ5 8BL
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£13,680
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,752
Exit costs
Projected sale price (5y · 2%/yr growth)£231,857
Capital gain (pre-CGT)£21,857
Sale costs (~2.5%)£5,796
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-£13,960
Rates as of Oct 2024
Acquisition costs
£86,421cash neededPurchase price£210,000
Deposit (25%)£52,500
Stamp duty+5% additional-property surcharge£12,200
Refurb£15,571
Legal + survey£2,000
Mortgage fees£4,150
Total cash neededdeposit + costs (loan covers the rest)£86,421
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This spacious and well-presented three double bedroom apartment offers an excellent opportunity to enjoy comfortable living within close proximity to Brixham town centre. The property is thoughtfully designed across two floors, providing a flexible layout that caters to a variety of lifestyles. The principal bedroom benefits from the privacy and convenience of its own en-suite shower room, while a separate shower room and W.C. serve the remaining bedrooms and guests. Each be…
Floor plans
Nearby active comparables5 deals
Comparable rentals
TQ5 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Absolute
About this listing
53 days · RightmovePrice history
5-year price trend
Monthly profit
−£313
Cash needed
£86K
Return after costs
-4.34%
IRR
-4.19%
Listed 53d ago
New Road, Saxon Heights New Road, TQ5
flat · 3 bed · 2 bath · 1,087 sqft
£210,000
est £1,140 · 6.51% gross
1 / 19
50/100
Caution
Real 10.54% — fundamentals work.
10.5% Rent by the room Return before costs — conversion play
Price
£210K
36% above sold comps
Return before costs (best)
10.54%
Rent by the room
Bedrooms
3
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: £1,046–£1,242/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£11,678–£21,799 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £157,500 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
-£313
after mortgage, operating costs & tax
Rent in£1,140/mo gross
£1,096/mo collected · £44/mo lost to voids
Where it goes
£853Mortgage£556Costs
Outgoings exceed rent — you top up £313/mo
Mortgage£853
Costs£556
Management£114
Maintenance£67
Insurance£28
CapEx reserve£57
Voids + council tax£11
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£313
Returns
Return before costs on price6.51%
Cash return on cash-4.34%
Gross margin£540
Cash needed£86,421
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.28
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 £838/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- South Devon
- LHA monthly cap:
- £838
- 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 | £13,680 | £6,668 | £10,238 | £0 | £0 | -£3,225 | -£3,225 |
| Year 2 | £14,090 | £6,868 | £10,238 | £0 | £0 | -£3,015 | -£6,241 |
| Year 3 | £14,513 | £7,074 | £10,238 | £0 | £0 | -£2,798 | -£9,039 |
| Year 4 | £14,949 | £7,286 | £10,238 | £0 | £0 | -£2,575 | -£11,614 |
| Year 5 | £15,397 | £7,505 | £10,238 | £0 | £0 | -£2,345 | -£13,960 |
Rent by the room upside
What we verified
4107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 38.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,048
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£13,960
Acquisition costs
25% deposit£52,500
Stamp duty£12,200
Refurb£15,571
Legal + survey£2,000
Mortgage + broker£4,150
Cash needed£86,421
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
This spacious and well-presented three double bedroom apartment offers an excellent opportunity to enjoy comfortable living within close proximity to Brixham town centre. The property is thoughtfully designed across two floors, providing a flexible layout that caters to a variety of lifestyles. The principal bedroom benefits from the privacy and convenience of its own en-suite shower room, while a separate shower room and W.C. serve the remaining bedrooms and guests. Each be…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice