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Year 5 disposal
BMV -17%
⊞ View all 10
25/ 100
Weak
6.70% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -17% vs 12 nearby sold (last 12 mo) — instant equity
- Long lease (114 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£207/mo — significantly negative — real recurring drain
- -3.5% 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
−£207/mo
You top up £207/mo
Price vs market
Below market value
-17% vs 12 sold · interior unseen
Return · IRR
-3.5%/yr
Loses money over 5 years
Cash left in
£41K
Stays in after refinancing at value
Price £185KCash to buy £69KReturn before costs on price 6.70%5-yr return on cash -11%Rent est. £1,033 (£934–£1,142)
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: £934–£1,142/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £138,750 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
-£207
after mortgage, operating costs & tax
Rent in£1,033/mo gross
£993/mo collected · £40/mo lost to voids
Where it goes
£752Mortgage£449Costs
Outgoings exceed rent — you top up £207/mo
Mortgage£752
Costs£449
Management£103
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£7
Service charge + ground rent£96
Ltd co. accounts£104
Tax—
Shortfall−£207
Returns
Return before costs on price6.70%
Cash return on cash-3.61%
Gross margin£544
Cash needed£68,892
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.32
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 | £12,396 | £5,389 | £9,019 | £0 | £0 | -£2,012 | -£2,012 |
| Year 2 | £12,768 | £5,551 | £9,019 | £0 | £0 | -£1,802 | -£3,814 |
| Year 3 | £13,151 | £5,718 | £9,019 | £0 | £0 | -£1,585 | -£5,400 |
| Year 4 | £13,545 | £5,889 | £9,019 | £0 | £0 | -£1,362 | -£6,762 |
| Year 5 | £13,952 | £6,066 | £9,019 | £0 | £0 | -£1,133 | -£7,895 |
Disposal gain (gross)-£4,718
CGT£0
Net Disposal proceeds£199,149
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold114 yr
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£550/yr
High ground rent — £550/year
Above the £250 assured-tenancy threshold. Risk of forfeiture proceedings on missed payments. Some lenders cap acceptable ground rent at this level.
Extracted from listing description · verify with solicitor
Tenure & planning114 yr
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 cohortGU19 5AW · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 19.4 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
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 history51d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£170,000 in 2021 → £185,000 asking
+8.8%in 5y
- 2021£170,000+3.0% in 6y
- 2015£165,000—
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 — -£207/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 | 6.70% | -£207 | £68,892 | -11.5% | Low | Feasible |
| Housing-benefit rent | 5.18% | -£452 | £68,892 | -32.1% | Med | Feasible |
| Council lease | 0.00% | -£1,039 | £68,892 | -92.0% | Low | Feasible |
| Refurb & refinance | 6.70% | -£207 | £80,709 | -9.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£287 | £206,434 | 6% | 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 Blackwater Valley · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Blackwater Valley
- LHA monthly cap:
- £798
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
+£322/mo cash flow vs Rent it out if converted to Rent by the room
15.57% Return before costs on price converted vs 6.70% as-is
As-is Rent it out
Monthly profit-£87
Return before costs on price6.70%
Cash needed£58,148
If converted to Rent by the room
Monthly profit+£235
Return before costs on price15.57%
Cash needed£74,148
Δ vs Rent it out Monthly profit+£322
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miWide · CV 46.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingConnaught Junior SchoolPrimary · Academy converter · GU19 5JY
- Not ratedHall Grove SchoolNot applicable · Other independent school · GU19 5HZ
- Not ratedBagshot Infant SchoolPrimary · Community school · GU19 5BP
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£12,396
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,489
Exit costs
Projected sale price (5y · 2%/yr growth)£204,255
Capital gain (pre-CGT)£19,255
Sale costs (~2.5%)£5,106
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-£7,895
Rates as of Oct 2024
Acquisition costs
£68,892cash neededPurchase price£185,000
Deposit (25%)£46,250
Stamp duty+5% additional-property surcharge£10,450
Refurb£6,417
Legal + survey£2,000
Mortgage fees£3,775
Total cash neededdeposit + costs (loan covers the rest)£68,892
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
NEW TO THE MARKET A first floor flat in a character building that was converted from offices into three flats in 2015 to a high specification offering good size modern accommodation. Located in the old part of the High Street amongst other period buildings and the historic Three Mariners pub. Conveniently situated close to the village shops, hot food takeaways and restaurants and a short walk of the railway station. There is an open plan living room/kitchen with a well equi…
Floor plans
Listing metarightmove · Howlands Sales and Lettings
About this listing
51 days · RightmovePrice history
5-year price trend
Monthly profit
−£207
Cash needed
£69K
Return after costs
-3.61%
IRR
-3.54%
Listed 51d ago
High Street Bagshot
flat · 1 bed · 1 bath
£185,000
est £1,033 · 6.70% gross
Leasehold 114yr
Priced below market
1 / 10
25/100
Marginal
6.70% — verify the rent + comps locally.
Priced below market -17% vs 12 nearby sold (last 12 mo)
Price
£185K
17% below sold comps
Return before costs
6.70%
est rent £1,033/monot enough comparablesRange £934–£1,142/mo (Q1–Q3)
Bedrooms
1
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: £934–£1,142/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £138,750 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
-£207
after mortgage, operating costs & tax
Rent in£1,033/mo gross
£993/mo collected · £40/mo lost to voids
Where it goes
£752Mortgage£449Costs
Outgoings exceed rent — you top up £207/mo
Mortgage£752
Costs£449
Management£103
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£7
Service charge + ground rent£96
Ltd co. accounts£104
Tax—
Shortfall−£207
Returns
Return before costs on price6.70%
Cash return on cash-3.61%
Gross margin£544
Cash needed£68,892
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.32
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 Blackwater Valley · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Blackwater Valley
- LHA monthly cap:
- £798
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 | £12,396 | £5,389 | £9,019 | £0 | £0 | -£2,012 | -£2,012 |
| Year 2 | £12,768 | £5,551 | £9,019 | £0 | £0 | -£1,802 | -£3,814 |
| Year 3 | £13,151 | £5,718 | £9,019 | £0 | £0 | -£1,585 | -£5,400 |
| Year 4 | £13,545 | £5,889 | £9,019 | £0 | £0 | -£1,362 | -£6,762 |
| Year 5 | £13,952 | £6,066 | £9,019 | £0 | £0 | -£1,133 | -£7,895 |
Rent by the room upside
What we verified
4307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining114 yr
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
Service chargeReduces net yield£600/yr
Ground rentDoubling clauses kill mortgageability£550/yr
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 46.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,804
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,895
Acquisition costs
25% deposit£46,250
Stamp duty£10,450
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£3,775
Cash needed£68,892
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
NEW TO THE MARKET A first floor flat in a character building that was converted from offices into three flats in 2015 to a high specification offering good size modern accommodation. Located in the old part of the High Street amongst other period buildings and the historic Three Mariners pub. Conveniently situated close to the village shops, hot food takeaways and restaurants and a short walk of the railway station. There is an open plan living room/kitchen with a well equi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice