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Year 5 disposal
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0/ 100
Weak
5.51% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (991 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£1,028/mo — heavily negative — needs monthly capital injection
- -5.9% 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
−£1K/mo
You top up £1K/mo
Price vs market
Above comparable sales
+53% vs 12 sold
Return · IRR
-5.9%/yr
Loses money over 5 years
Cash to get in
£253K
Deposit + fees + refurb
Price £660KReturn before costs on price 5.51%5-yr return on cash -19%Rent est. £3,029 (£2,711–£3,384)
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: £2,711–£3,384/mo · n=38
Financing
DepositYour cash in — the rest is the mortgage25% · £165,000
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 (£13,399–£25,011 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £495,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,028
after mortgage, operating costs & tax
Rent in£3,029/mo gross
£2,913/mo collected · £117/mo lost to voids
Where it goes
£2,681Mortgage£1,260Costs
Outgoings exceed rent — you top up £1,028/mo
Mortgage£2,681
Costs£1,260
Management£303
Maintenance£67
Insurance£40
CapEx reserve£151
Voids + council tax£5
Service charge + ground rent£559
Ltd co. accounts£104
Selective licensing£30
Tax—
Shortfall−£1,028
Returns
Return before costs on price5.51%
Cash return on cash-4.88%
Gross margin£1,653
Cash needed£253,115
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.09
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 | £36,348 | £15,116 | £32,175 | £0 | £0 | -£10,943 | -£10,943 |
| Year 2 | £37,438 | £15,570 | £32,175 | £0 | £0 | -£10,306 | -£21,249 |
| Year 3 | £38,562 | £16,037 | £32,175 | £0 | £0 | -£9,650 | -£30,900 |
| Year 4 | £39,718 | £16,518 | £32,175 | £0 | £0 | -£8,974 | -£39,874 |
| Year 5 | £40,910 | £17,013 | £32,175 | £0 | £0 | -£8,278 | -£48,152 |
Disposal gain (gross)-£26,739
CGT£0
Net Disposal proceeds£710,476
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold991 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
991 yr
Extracted from listing description · verify with solicitor
Tenure & planning991 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
Floor
EWS1 typically required above 18m
Floor 4
Lender impact
4th floor — building height ambiguous (could be ≤ 11 m or > 11 m). Confirm whether EWS1 is required 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 cohortSW11 3JD · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 3.6 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 · 2-bath · 758 sqft · London ×1.4
£31k–£61k
£ per sqft
building cost only
£41–£80
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£7,580–£13,644
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,612–£19,708
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history45d on marketno cuts yet
Strategy matrix
Refurb & refinance wins — -£998/mo · £30/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.51% | -£1,028 | £253,115 | -19.0% | Low | Feasible |
| Housing-benefit rent | 3.08% | -£2,202 | £253,115 | -48.2% | Med | Feasible |
| Council lease | 3.08% | -£1,858 | £253,115 | -42.8% | Low | Feasible |
| ⭐ Refurb & refinance | 5.51% | -£998 | £293,261 | -15.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£770 | £744,361 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Inner South West London · cap £1,695/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Inner South West London
- LHA monthly cap:
- £1,695
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
-£1,243/mo cash flow vs Rent it out if converted to Rent by the room
4.36% Return before costs on price converted vs 5.51% as-is
As-is Rent it out
Monthly profit-£323
Return before costs on price5.51%
Cash needed£176,898
If converted to Rent by the room
Monthly profit-£1,565
Return before costs on price4.36%
Cash needed£192,898
Δ vs Rent it out Monthly profit-£1,243
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
£56,000
Range: £47,600 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£58,192–£108,678full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£3,790–£6,822
- Replumb£3,032–£6,064
- Windows£8,338–£15,160
- Paint + decor£7,580–£13,644
- Flooring£10,612–£19,708
Comparables
sold within 0.5 miWide · CV 37.7%Med confidence
Loading 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
- Not ratedL'Ecole de BatterseaNot applicable · Other independent school · SW11 3DS
- Not ratedThomas's BatterseaNot applicable · Other independent school · SW11 3JB
- Not ratedSomerset Nursery School and Children's CentreNursery · Local authority nursery school · SW11 3ND
- Not ratedWestbridge AcademyPrimary · Academy sponsor led · SW11 3NE
- Not ratedSaint John Bosco CollegeSecondary · Voluntary aided school · SW11 3DQ
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£36,348
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£12,341
Exit costs
Projected sale price (5y · 2%/yr growth)£728,693
Capital gain (pre-CGT)£68,693
Sale costs (~2.5%)£18,217
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-£48,152
Rates as of Oct 2024
Acquisition costs
£253,115cash neededPurchase price£660,000
Deposit (25%)£165,000
Stamp duty+5% additional-property surcharge£56,000
Refurb£17,865
Legal + survey£3,350
Mortgage fees£10,900
Total cash neededdeposit + costs (loan covers the rest)£253,115
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A lovely two bedroom flat on 4th floor with large living spaces.
Description
A beautifully presented two-bedroom apartment situated on the sixth floor of a contemporary development, offering stylish modern living and an abundance of natural light throughout further highlighted by a large west-facing balcony.
The property features two well-appointed bathrooms, including a spacious principal bedroom with a luxurious en suite shower room. Full-height windows in the bedroom cr…
Floor plans
Nearby active comparables5 deals
Comparable rentals
SW11 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Savills
About this listing
45 days · RightmovePrice history
5-year price trend
Monthly profit
−£1,028
Cash needed
£253K
Return after costs
-4.88%
IRR
-5.93%
Listed 45d ago
York Place, London, SW11
flat · 2 bed · 2 bath · 758 sqft
£660,000
est £3,029 · 5.51% gross
Leasehold 991yr
1 / 12
0/100
Marginal
5.51% — verify the rent + comps locally.
5.51% Return before costs — around the area average for this property type.
Monthly profit −£1,028/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£660K
53% above sold comps
Return before costs
5.51%
est rent £3,029/monot enough comparablesRange £2,711–£3,384/mo (Q1–Q3)
Bedrooms
2
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: £2,711–£3,384/mo · n=38
Financing
DepositYour cash in — the rest is the mortgage25% · £165,000
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 (£13,399–£25,011 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £495,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,028
after mortgage, operating costs & tax
Rent in£3,029/mo gross
£2,913/mo collected · £117/mo lost to voids
Where it goes
£2,681Mortgage£1,260Costs
Outgoings exceed rent — you top up £1,028/mo
Mortgage£2,681
Costs£1,260
Management£303
Maintenance£67
Insurance£40
CapEx reserve£151
Voids + council tax£5
Service charge + ground rent£559
Ltd co. accounts£104
Selective licensing£30
Tax—
Shortfall−£1,028
Returns
Return before costs on price5.51%
Cash return on cash-4.88%
Gross margin£1,653
Cash needed£253,115
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.09
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Inner South West London · cap £1,695/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Inner South West London
- LHA monthly cap:
- £1,695
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £36,348 | £15,116 | £32,175 | £0 | £0 | -£10,943 | -£10,943 |
| Year 2 | £37,438 | £15,570 | £32,175 | £0 | £0 | -£10,306 | -£21,249 |
| Year 3 | £38,562 | £16,037 | £32,175 | £0 | £0 | -£9,650 | -£30,900 |
| Year 4 | £39,718 | £16,518 | £32,175 | £0 | £0 | -£8,974 | -£39,874 |
| Year 5 | £40,910 | £17,013 | £32,175 | £0 | £0 | -£8,278 | -£48,152 |
Rent by the room upside
What we verified
3307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining991 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£6,409.4/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 37.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£6,435
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£48,152
Acquisition costs
25% deposit£165,000
Stamp duty£56,000
Refurb£17,865
Legal + survey£3,350
Mortgage + broker£10,900
Cash needed£253,115
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 lovely two bedroom flat on 4th floor with large living spaces.
Description
A beautifully presented two-bedroom apartment situated on the sixth floor of a contemporary development, offering stylish modern living and an abundance of natural light throughout further highlighted by a large west-facing balcony.
The property features two well-appointed bathrooms, including a spacious principal bedroom with a luxurious en suite shower room. Full-height windows in the bedroom cr…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice