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Year 5 disposal
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Weak
4.52% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£810/mo — heavily negative — needs monthly capital injection
- -5.9% 5y IRR — capital outlay disproportionate to returns
- 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
−£810/mo
You top up £810/mo
Price
£490K
No local sold comps to compare
Return · IRR
-5.9%/yr
Loses money over 5 years
Cash to get in
£191K
Deposit + fees + refurb
Return before costs on price 4.52%5-yr return on cash -21%Rent est. £1,847 (£1,664–£2,050)
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
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: £1,664–£2,050/mo · n=146
Financing
DepositYour cash in — the rest is the mortgage25% · £122,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£13,891–£25,929 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £367,500 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
-£810
after mortgage, operating costs & tax
Rent in£1,847/mo gross
£1,776/mo collected · £71/mo lost to voids
Where it goes
£1,914Mortgage£672Costs
Outgoings exceed rent — you top up £810/mo
Mortgage£1,914
Costs£672
Management£185
Maintenance£67
Insurance£40
CapEx reserve£92
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£810
Returns
Return before costs on price4.52%
Cash return on cash-5.09%
Gross margin£1,104
Cash needed£190,896
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.89
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 | £22,164 | £8,066 | £22,969 | £0 | £0 | -£8,870 | -£8,870 |
| Year 2 | £22,829 | £8,308 | £22,969 | £0 | £0 | -£8,447 | -£17,318 |
| Year 3 | £23,514 | £8,557 | £22,969 | £0 | £0 | -£8,012 | -£25,330 |
| Year 4 | £24,219 | £8,813 | £22,969 | £0 | £0 | -£7,563 | -£32,893 |
| Year 5 | £24,946 | £9,078 | £22,969 | £0 | £0 | -£7,101 | -£39,993 |
Disposal gain (gross)-£22,571
CGT£0
Net Disposal proceeds£527,475
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
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 cohortGU1 2JF · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 34.6 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 · 1-bath · 907 sqft
£23k–£46k
£ per sqft
building cost only
£26–£51
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,349–£11,791
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,977–£19,047
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history45d on market2 price changes
Strategy matrix
Rent it out wins — -£810/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 | 4.52% | -£810 | £190,896 | -21.0% | Low | Feasible |
| Housing-benefit rent | 2.99% | -£1,398 | £190,896 | -39.8% | Med | Feasible |
| Council lease | 0.00% | -£2,300 | £190,896 | -73.0% | Low | Feasible |
| Refurb & refinance | 4.52% | -£810 | £222,804 | -18.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£386 | £557,454 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
-£283/mo cash flow vs Rent it out if converted to Rent by the room
5.88% Return before costs on price converted vs 4.52% as-is
As-is Rent it out
Monthly profit-£618
Return before costs on price4.52%
Cash needed£134,398
If converted to Rent by the room
Monthly profit-£901
Return before costs on price5.88%
Cash needed£150,398
Δ vs Rent it out Monthly profit-£283
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£56,558–£101,107full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,535–£7,256
- Replumb£3,628–£6,349
- Windows£9,977–£17,233
- Paint + decor£9,070–£15,419
- Flooring£12,698–£22,675
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
Tax treatment
Annual gross rent£22,164
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£9,723
Exit costs
Projected sale price (5y · 2%/yr growth)£541,000
Capital gain (pre-CGT)£51,000
Sale costs (~2.5%)£13,525
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-£39,993
Rates as of Oct 2024
Acquisition costs
£190,896cash neededPurchase price£490,000
Deposit (25%)£122,500
Stamp duty+5% additional-property surcharge£39,000
Refurb£18,521
Legal + survey£2,525
Mortgage fees£8,350
Total cash neededdeposit + costs (loan covers the rest)£190,896
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A beautifully presented two double-bedroom property in a quiet cul-de-sac within Guildford’s sought-after Golden Triangle. Boasting a stunning, unusually large private garden, modern kitchen and bathroom, spacious lounge, garage, allocated parking and share of freehold. Ideally located for excellent schools, London Road station and Stoke Park.
Description - Truly Unique Two-Bedroom Home with Stunning Garden.
A truly unique opportunity to acquire this beautifully presented t…
Floor plans
Listing metarightmove · Cavender Estate Agent
About this listing
45 days · RightmovePrice history
5-year price trend
Monthly profit
−£810
Cash needed
£191K
Return after costs
-5.09%
IRR
-5.88%
Listed 45d ago
Cranley Road, Guildford
flat · 2 bed · 1 bath · 907 sqft
£490,000
est £1,847 · 4.52% gross
1 / 18
0/100
Marginal
4.52% — verify the rent + comps locally.
4.52% Return before costs — around the area average for this property type.
Monthly profit −£810/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£490K
Return before costs
4.52%
est rent £1,847/mo146 comps within 1 kmRange £1,664–£2,050/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
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: £1,664–£2,050/mo · n=146
Financing
DepositYour cash in — the rest is the mortgage25% · £122,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£13,891–£25,929 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £367,500 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
-£810
after mortgage, operating costs & tax
Rent in£1,847/mo gross
£1,776/mo collected · £71/mo lost to voids
Where it goes
£1,914Mortgage£672Costs
Outgoings exceed rent — you top up £810/mo
Mortgage£1,914
Costs£672
Management£185
Maintenance£67
Insurance£40
CapEx reserve£92
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£810
Returns
Return before costs on price4.52%
Cash return on cash-5.09%
Gross margin£1,104
Cash needed£190,896
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.89
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 | £22,164 | £8,066 | £22,969 | £0 | £0 | -£8,870 | -£8,870 |
| Year 2 | £22,829 | £8,308 | £22,969 | £0 | £0 | -£8,447 | -£17,318 |
| Year 3 | £23,514 | £8,557 | £22,969 | £0 | £0 | -£8,012 | -£25,330 |
| Year 4 | £24,219 | £8,813 | £22,969 | £0 | £0 | -£7,563 | -£32,893 |
| Year 5 | £24,946 | £9,078 | £22,969 | £0 | £0 | -£7,101 | -£39,993 |
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£4,594
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£39,993
Acquisition costs
25% deposit£122,500
Stamp duty£39,000
Refurb£18,521
Legal + survey£2,525
Mortgage + broker£8,350
Cash needed£190,896
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 beautifully presented two double-bedroom property in a quiet cul-de-sac within Guildford’s sought-after Golden Triangle. Boasting a stunning, unusually large private garden, modern kitchen and bathroom, spacious lounge, garage, allocated parking and share of freehold. Ideally located for excellent schools, London Road station and Stoke Park.
Description - Truly Unique Two-Bedroom Home with Stunning Garden.
A truly unique opportunity to acquire this beautifully presented t…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice