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Year 5 disposal
BMV -21%
⊞ View all 20
84/ 100
Strong
Strong investment fundamentals.
Why it works
- 12.33% return before costs — above-market
- Priced below market -21% vs 12 nearby sold (last 12 mo) — instant equity
- 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
- 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
+£167/mo
Barely breaks even each month
Price vs market
Below market value
-21% vs 12 sold · interior unseen
Return · IRR
4.0%/yr
Modest annualised return
Cash left in
£30K
Stays in after refinancing at value
Price £135KCash to buy £56KReturn before costs on price 12.33%5-yr return on cash 27%Rent est. £1,387 (£1,350–£1,425)
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: £1,350–£1,425/mo · n=55
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 £101,250 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
+£167
after mortgage, operating costs & tax
Rent in£1,387/mo gross
£1,334/mo collected · £53/mo lost to voids
Where it goes
£548Mortgage£579Costs
£167/mo left as profit · 13% of rent kept
Mortgage£548
Costs£579
Management£139
Maintenance£67
Insurance£20
CapEx reserve£69
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£39
Profit+£167
Returns
Return before costs on price12.33%
Cash return on cash3.55%
Gross margin£755
Cash needed£56,489
Monthly profit payback28y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.43
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 | £16,644 | £6,949 | £6,581 | £0 | £592 | £2,522 | £2,522 |
| Year 2 | £17,143 | £7,158 | £6,581 | £0 | £647 | £2,757 | £5,279 |
| Year 3 | £17,658 | £7,372 | £6,581 | £0 | £704 | £3,000 | £8,279 |
| Year 4 | £18,187 | £7,593 | £6,581 | £0 | £762 | £3,251 | £11,530 |
| Year 5 | £18,733 | £7,821 | £6,581 | £0 | £823 | £3,507 | £15,037 |
Disposal gain (gross)-£9,389
CGT£0
Net Disposal proceeds£145,325
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 cohortSG1 1HT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 40.3 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
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 history52d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£37,000 in 1996 → £135,000 asking
+264.9%in 30y
- 1996£37,000—
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 — +£167/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 | 12.33% | +£167 | £56,489 | 26.6% | Low | Feasible |
| Housing-benefit rent | 8.64% | -£192 | £56,489 | -9.7% | Med | Feasible |
| Council lease | 8.64% | +£7 | £56,489 | 3.7% | Low | Feasible |
| Refurb & refinance | 12.33% | +£167 | £67,545 | 22.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £159,020 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Stevenage & North Herts · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Stevenage & North Herts
- LHA monthly cap:
- £972
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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
Rent by the room conversion upside
+£73/mo cash flow vs Rent it out if converted to Rent by the room
21.33% Return before costs on price converted vs 12.33% as-is
As-is Rent it out
Monthly profit+£320
Return before costs on price12.33%
Cash needed£45,648
If converted to Rent by the room
Monthly profit+£393
Return before costs on price21.33%
Cash needed£61,648
Δ vs Rent it out Monthly profit+£73
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
Planning approval likelihood
Likely approvable · 87% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 90% (31 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£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 31.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Stevenage
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodBedwell Primary SchoolPrimary · Community school · SG1 1NJ
- GoodSaint Vincent de Paul Catholic Primary SchoolPrimary · Academy converter · SG1 1NJ
- Not ratedNorth Hertfordshire College16 plus · Further education · SG1 1LA
- Not ratedBroom Barns Primary SchoolPrimary · Foundation school · SG1 1UE
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£16,644
Section 24 credit£0
Annual tax due£592
Post-tax Monthly profit annual£1,881
Exit costs
Projected sale price (5y · 2%/yr growth)£149,051
Capital gain (pre-CGT)£14,051
Sale costs (~2.5%)£3,726
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£15,037
Rates as of Oct 2024
Acquisition costs
£56,489cash neededPurchase price£135,000
Deposit (25%)£33,750
Stamp duty+5% additional-property surcharge£6,950
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,025
Total cash neededdeposit + costs (loan covers the rest)£56,489
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated in a popular and convenient location, this well presented two bedroom flat offers spacious and modern living accommodation, making it an ideal purchase for first-time buyers, investors, or those looking to downsize.
The property comprises a bright and welcoming lounge/dining room, a fitted kitchen with a range of wall and base units, two well proportioned bedrooms, and a family bathroom. The flat benefits from ample storage throughout and is presented in good decora…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
SG1 · same beds + typeMedian nearby: £1,450/mo · 20 of 20 already let+£63 vs our est
- Kings Road, Stevenage, SG1Let2b£1,600/moMay 2026
- Brickdale House, SG1Let2b£1,300/moMay 2026
- Kings Road, Stevenage SG1Let2b£1,600/moMay 2026
- Swingate, Stevenage, SG1Let2b£1,300/moMay 2026
- Admiral Drive, Stevenage, SG1Let2b£1,395/moMay 2026
- Skyline House, Swingate, Stevenage, S…Let2b£1,550/moMay 2026
- Mulberry House, Stevenage, SG1Let2b£1,500/moMay 2026
- Brickdale House, Stevenage, SG1Let2b£1,350/moMay 2026
- Jessop Road, Stevenage, SG1Let2b£1,650/moMay 2026
- Southgate, Stevenage, SG1Let2b£1,400/moMay 2026
- Kilby Road, Stevenage, SG1Let2b£1,450/moMay 2026
- Swingate, STEVENAGE, SG1Let2b£1,400/moMay 2026
- Fintry Lodge, Mendip Way, Stevenage,…Let2b£1,300/moMay 2026
- Briggs Close, Stevenage, Hertfordshir…Let2b£1,695/moMay 2026
- Briggs Close, Stevenage, Hertfordshir…Let2b£1,569/moMay 2026
- Woolners Way, Stevenage, Hertfordshir…Let2b£1,450/moMay 2026
- Admiral Drive, Stevenage, SG1Let2b£1,395/moMay 2026
- North Road, De Havilland House, SG1Let2b£1,450/moMay 2026
- Briggs Close, Stevenage, Hertfordshir…Let2b£1,569/moMay 2026
- Briggs Close, Stevenage, Hertfordshir…Let2b£1,695/moMay 2026
Other deals nearby
SG1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Taylors Estate Agents
About this listing
52 days · RightmovePrice history
5-year price trend
Monthly profit
+£167
Cash needed
£56K
Return after costs
3.55%
IRR
4.01%
Listed 52d ago
Penn Road, Stevenage, Hertfordshire, SG1
flat · 2 bed · 1 bath
£135,000
est £1,387 · 12.33% gross
Priced below market
1 / 20
84/100
Strong
Real 12.33% — fundamentals work.
Priced below market -21% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.33% Return before costs — above-market
Price
£135K
21% below sold comps
Return before costs
12.33%
est rent £1,387/mo55 comps within 1.5 kmRange £1,350–£1,425/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: £1,350–£1,425/mo · n=55
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 £101,250 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
+£167
after mortgage, operating costs & tax
Rent in£1,387/mo gross
£1,334/mo collected · £53/mo lost to voids
Where it goes
£548Mortgage£579Costs
£167/mo left as profit · 13% of rent kept
Mortgage£548
Costs£579
Management£139
Maintenance£67
Insurance£20
CapEx reserve£69
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£39
Profit+£167
Returns
Return before costs on price12.33%
Cash return on cash3.55%
Gross margin£755
Cash needed£56,489
Monthly profit payback28y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.43
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Stevenage & North Herts · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Stevenage & North Herts
- LHA monthly cap:
- £972
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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 | £16,644 | £6,949 | £6,581 | £0 | £592 | £2,522 | £2,522 |
| Year 2 | £17,143 | £7,158 | £6,581 | £0 | £647 | £2,757 | £5,279 |
| Year 3 | £17,658 | £7,372 | £6,581 | £0 | £704 | £3,000 | £8,279 |
| Year 4 | £18,187 | £7,593 | £6,581 | £0 | £762 | £3,251 | £11,530 |
| Year 5 | £18,733 | £7,821 | £6,581 | £0 | £823 | £3,507 | £15,037 |
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 miWide · CV 31.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,316
Annual rental tax£470
CGT yr 5£0 · company level
5y net total£15,037
Acquisition costs
25% deposit£33,750
Stamp duty£6,950
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,025
Cash needed£56,489
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
Situated in a popular and convenient location, this well presented two bedroom flat offers spacious and modern living accommodation, making it an ideal purchase for first-time buyers, investors, or those looking to downsize.
The property comprises a bright and welcoming lounge/dining room, a fitted kitchen with a range of wall and base units, two well proportioned bedrooms, and a family bathroom. The flat benefits from ample storage throughout and is presented in good decora…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice