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Year 5 disposal
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Weak
4.01% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£610/mo — heavily negative — needs monthly capital injection
- -6.8% 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
−£610/mo
You top up £610/mo
Price
£300K
No local sold comps to compare
Return · IRR
-6.8%/yr
Loses money over 5 years
Cash to get in
£114K
Deposit + fees + refurb
Return before costs on price 4.01%5-yr return on cash -28%Rent est. £1,003 (£951–£1,058)
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: £951–£1,058/mo · n=63
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 (£8,166–£15,243 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£610
after mortgage, operating costs & tax
Rent in£1,003/mo gross
£964/mo collected · £39/mo lost to voids
Where it goes
£1,219Mortgage£356Costs
Outgoings exceed rent — you top up £610/mo
Mortgage£1,219
Costs£356
Management£100
Maintenance£67
Insurance£28
CapEx reserve£50
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£610
Returns
Return before costs on price4.01%
Cash return on cash-6.45%
Gross margin£608
Cash needed£113,538
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.79
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 | £12,036 | £4,273 | £14,625 | £0 | £0 | -£6,862 | -£6,862 |
| Year 2 | £12,397 | £4,402 | £14,625 | £0 | £0 | -£6,630 | -£13,492 |
| Year 3 | £12,769 | £4,534 | £14,625 | £0 | £0 | -£6,390 | -£19,882 |
| Year 4 | £13,152 | £4,670 | £14,625 | £0 | £0 | -£6,143 | -£26,024 |
| Year 5 | £13,547 | £4,810 | £14,625 | £0 | £0 | -£5,888 | -£31,912 |
Disposal gain (gross)-£10,094
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 cohortBA16 0JW · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bristol · 38.4 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
2-bed · 1-bath · 710 sqft
£20k–£39k
£ per sqft
building cost only
£28–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,970–£9,230
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,810–£14,910
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history47d on marketno cuts yet
Strategy matrix
Rent it out wins — -£610/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 | 4.01% | -£610 | £113,538 | -28.1% | Low | Feasible |
| Housing-benefit rent | 3.09% | -£849 | £113,538 | -40.3% | Med | Feasible |
| Council lease | 0.00% | -£1,418 | £113,538 | -75.6% | Low | Feasible |
| Refurb & refinance | 4.01% | -£610 | £132,893 | -24.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £337,393 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Mendip · cap £773/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Mendip
- LHA monthly cap:
- £773
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
+£402/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 4.01% as-is
As-is Rent it out
Monthly profit-£561
Return before costs on price4.01%
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+£402
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
£52,800
Range: £45,600 – £62,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£43,680–£83,445full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- Rewire£2,840–£5,680
- Replumb£2,130–£4,970
- Windows£7,100–£13,490
- Paint + decor£6,390–£11,360
- Flooring£9,230–£17,040
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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodElmhurst Junior SchoolPrimary · Academy converter · BA16 0HH
- Not ratedAvalon SchoolNot applicable · Community special school · BA16 0PS
- Not ratedMillfield SchoolNot applicable · Other independent school · BA16 0YD
- Not ratedBrookside Community Primary SchoolPrimary · Academy converter · BA16 0PR
- Not ratedHindhayes Infant SchoolPrimary · Community school · BA16 0HB
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£12,036
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,325
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-£31,912
Rates as of Oct 2024
Acquisition costs
£113,538cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£10,888
Legal + survey£2,150
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£113,538
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A well presented detached bungalow, conveniently positioned within easy reach of the High Street, offering comfortable single storey living with the added benefit of no onward chain. Bright and well proportioned accommodation is complemented by a conservatory, secluded sunny gardens and an extended garage with workshop. An excellent opportunity for those seeking a manageable home in a convenient and established residential location.
Accommodation An entrance porch opens into…
Floor plans
Listing metarightmove · holland & odam
About this listing
47 days · RightmovePrice history
5-year price trend
Monthly profit
−£610
Cash needed
£114K
Return after costs
-6.45%
IRR
-6.83%
Listed 47d ago
Park Road, Street
bungalow · 2 bed · 1 bath · 710 sqft
£300,000
est £1,003 · 4.01% gross
1 / 20
0/100
Marginal
4.01% — verify the rent + comps locally.
4.01% Return before costs — around the area average for this property type.
Monthly profit −£610/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£300K
Return before costs
4.01%
est rent £1,003/monot enough comparablesRange £951–£1,058/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: £951–£1,058/mo · n=63
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 (£8,166–£15,243 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£610
after mortgage, operating costs & tax
Rent in£1,003/mo gross
£964/mo collected · £39/mo lost to voids
Where it goes
£1,219Mortgage£356Costs
Outgoings exceed rent — you top up £610/mo
Mortgage£1,219
Costs£356
Management£100
Maintenance£67
Insurance£28
CapEx reserve£50
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£610
Returns
Return before costs on price4.01%
Cash return on cash-6.45%
Gross margin£608
Cash needed£113,538
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.79
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Mendip · cap £773/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Mendip
- LHA monthly cap:
- £773
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 | £12,036 | £4,273 | £14,625 | £0 | £0 | -£6,862 | -£6,862 |
| Year 2 | £12,397 | £4,402 | £14,625 | £0 | £0 | -£6,630 | -£13,492 |
| Year 3 | £12,769 | £4,534 | £14,625 | £0 | £0 | -£6,390 | -£19,882 |
| Year 4 | £13,152 | £4,670 | £14,625 | £0 | £0 | -£6,143 | -£26,024 |
| Year 5 | £13,547 | £4,810 | £14,625 | £0 | £0 | -£5,888 | -£31,912 |
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 miLoading 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-£31,912
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£10,888
Legal + survey£2,150
Mortgage + broker£5,500
Cash needed£113,538
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
A well presented detached bungalow, conveniently positioned within easy reach of the High Street, offering comfortable single storey living with the added benefit of no onward chain. Bright and well proportioned accommodation is complemented by a conservatory, secluded sunny gardens and an extended garage with workshop. An excellent opportunity for those seeking a manageable home in a convenient and established residential location.
Accommodation An entrance porch opens into…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice