5.67% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
Monthly profit −£270/mo — significantly negative — real recurring drain
-2.6% 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
−£270/mo
You top up £270/mo
Price
£350K
No local sold comps to compare
Return · IRR
-2.6%/yr
Loses money over 5 years
Cash to get in
£136K
Deposit + fees + refurb
Return before costson price5.67%5-yr return on cash -6%Rent est. £1,653 (£1,608–£1,699)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £1,608–£1,699/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £87,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £262,500 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Cladding safety certificateNot stated on the listingHeritageNot 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.
Total cash neededdeposit + costs (loan covers the rest)£135,850
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
NO CHAIN
A well-positioned two-bedroom home situated at the end of a quiet cul-de-sac, offering excellent potential for modernisation. Featuring a spacious lounge with garden access, a low-maintenance enclosed patio garden, parking and a garage. Ideally located within easy reach of Guildford town centre, the mainline station, local shops, amenities and bus routes.
Description - NO CHAIN
Charming Two-Bedroom Home in a Quiet Cul-de-Sac
est rent £1,653/monot enough comparablesRange £1,608–£1,699/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £1,608–£1,699/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £87,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £262,500 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Housing-benefit (LHA) scheme detailBRMA Guildford · cap £1,222/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Guildford
LHA monthly cap:
£1,222
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
£19,836
£5,249
£17,063
£0
£0
-£2,475
-£2,475
Year 2
£20,431
£5,406
£17,063
£0
£0
-£2,038
-£4,513
Year 3
£21,044
£5,569
£17,063
£0
£0
-£1,587
-£6,100
Year 4
£21,675
£5,736
£17,063
£0
£0
-£1,123
-£7,223
Year 5
£22,326
£5,908
£17,063
£0
£0
-£645
-£7,868
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
3207
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,413
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,868
Acquisition costs
£136K
25% deposit£87,500
Stamp duty£25,000
Refurb£14,950
Legal + survey£2,150
Mortgage + broker£6,250
Cash needed£135,850
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
NO CHAIN
A well-positioned two-bedroom home situated at the end of a quiet cul-de-sac, offering excellent potential for modernisation. Featuring a spacious lounge with garden access, a low-maintenance enclosed patio garden, parking and a garage. Ideally located within easy reach of Guildford town centre, the mainline station, local shops, amenities and bus routes.
Description - NO CHAIN
Charming Two-Bedroom Home in a Quiet Cul-de-Sac