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Year 5 disposal
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2/ 100
Weak
5.18% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (118 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£492/mo — significantly negative — real recurring drain
- -4.9% 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
−£492/mo
You top up £492/mo
Price vs market
Above comparable sales
+40% vs 12 sold
Return · IRR
-4.9%/yr
Loses money over 5 years
Cash to get in
£132K
Deposit + fees + refurb
Price £350KReturn before costs on price 5.18%5-yr return on cash -17%Rent est. £1,511 (£1,518–£1,504)
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: £1,518–£1,504/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £87,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £262,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£492
after mortgage, operating costs & tax
Rent in£1,511/mo gross
£1,453/mo collected · £58/mo lost to voids
Where it goes
£1,422Mortgage£523Costs
Outgoings exceed rent — you top up £492/mo
Mortgage£1,422
Costs£523
Management£151
Maintenance£67
Insurance£28
CapEx reserve£76
Voids + council tax£9
Service charge + ground rent£88
Ltd co. accounts£104
Tax—
Shortfall−£492
Returns
Return before costs on price5.18%
Cash return on cash-4.47%
Gross margin£930
Cash needed£132,039
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.02
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 | £18,132 | £6,274 | £17,063 | £0 | £0 | -£5,205 | -£5,205 |
| Year 2 | £18,676 | £6,463 | £17,063 | £0 | £0 | -£4,849 | -£10,054 |
| Year 3 | £19,236 | £6,656 | £17,063 | £0 | £0 | -£4,483 | -£14,537 |
| Year 4 | £19,813 | £6,856 | £17,063 | £0 | £0 | -£4,105 | -£18,642 |
| Year 5 | £20,408 | £7,062 | £17,063 | £0 | £0 | -£3,717 | -£22,358 |
Disposal gain (gross)-£11,521
CGT£0
Net Disposal proceeds£376,768
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold118 yr
Tenure & planning118 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
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 cohortGU8 5BL · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 36 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
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 history43d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£360,000 in 2018 → £350,000 asking
-2.8%in 8y
- 2018£360,000—
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 — -£492/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 | 5.18% | -£492 | £132,039 | -16.9% | Low | Feasible |
| Housing-benefit rent | 4.19% | -£807 | £132,039 | -30.4% | Med | Feasible |
| Council lease | 0.00% | -£1,709 | £132,039 | -78.5% | Low | Feasible |
| Refurb & refinance | 5.18% | -£492 | £153,845 | -14.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£287 | £392,595 | 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 Guildford · cap £1,222/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £1,222
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
-£11/mo cash flow vs Rent it out if converted to Rent by the room
8.23% Return before costs on price converted vs 5.18% as-is
As-is Rent it out
Monthly profit-£344
Return before costs on price5.18%
Cash needed£99,398
If converted to Rent by the room
Monthly profit-£354
Return before costs on price8.23%
Cash needed£115,398
Δ vs Rent it out Monthly profit-£11
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
£58,230–£103,995full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
Comparables
sold within 0.5 miWide · CV 72.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score70 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodMilford SchoolPrimary · Foundation school · GU8 5JA
- Not ratedBarrow Hills SchoolNot applicable · Other independent school · GU8 5NY
- Not ratedKing Edward's School WitleyNot applicable · Other independent school · GU8 5SG
- Not ratedThe Chandler CofE Aided Junior SchoolPrimary · Voluntary aided school · GU8 5PB
- Not ratedWitley CofE Controlled Infant SchoolPrimary · Voluntary controlled school · GU8 5PN
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£18,132
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,902
Exit costs
Projected sale price (5y · 2%/yr growth)£386,428
Capital gain (pre-CGT)£36,428
Sale costs (~2.5%)£9,661
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-£22,358
Rates as of Oct 2024
Acquisition costs
£132,039cash neededPurchase price£350,000
Deposit (25%)£87,500
Stamp duty+5% additional-property surcharge£25,000
Refurb£10,764
Legal + survey£2,525
Mortgage fees£6,250
Total cash neededdeposit + costs (loan covers the rest)£132,039
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A very exciting and unique opportunity to purchase this two double bedroom top floor flat complemented by the convenience of gated allocated off street parking. The property was redeveloped to a very high standard in 2017 and offers luxurious living accommodation throughout. Comprising of a spacious entrance hall, an open plan living room/dining area/kitchen, a beautifully designed bathroom and two double bedrooms. This area is very popular with first time buyers, families an…
Floor plans
Listing metarightmove · Goodfellows
About this listing
43 days · RightmovePrice history
5-year price trend
Monthly profit
−£492
Cash needed
£132K
Return after costs
-4.47%
IRR
-4.90%
Listed 43d ago
London Road, Cheam, Sutton, SM3
flat · 2 bed · 1 bath
£350,000
est £1,511 · 5.18% gross
Leasehold 118yr
1 / 13
2/100
Marginal
5.18% — verify the rent + comps locally.
5.18% Return before costs — around the area average for this property type.
Monthly profit −£492/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£350K
40% above sold comps
Return before costs
5.18%
est rent £1,511/monot enough comparables
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: £1,518–£1,504/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £87,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £262,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£492
after mortgage, operating costs & tax
Rent in£1,511/mo gross
£1,453/mo collected · £58/mo lost to voids
Where it goes
£1,422Mortgage£523Costs
Outgoings exceed rent — you top up £492/mo
Mortgage£1,422
Costs£523
Management£151
Maintenance£67
Insurance£28
CapEx reserve£76
Voids + council tax£9
Service charge + ground rent£88
Ltd co. accounts£104
Tax—
Shortfall−£492
Returns
Return before costs on price5.18%
Cash return on cash-4.47%
Gross margin£930
Cash needed£132,039
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.02
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 Guildford · cap £1,222/mo
Housing-benefit rent scheme detail
- 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 | £18,132 | £6,274 | £17,063 | £0 | £0 | -£5,205 | -£5,205 |
| Year 2 | £18,676 | £6,463 | £17,063 | £0 | £0 | -£4,849 | -£10,054 |
| Year 3 | £19,236 | £6,656 | £17,063 | £0 | £0 | -£4,483 | -£14,537 |
| Year 4 | £19,813 | £6,856 | £17,063 | £0 | £0 | -£4,105 | -£18,642 |
| Year 5 | £20,408 | £7,062 | £17,063 | £0 | £0 | -£3,717 | -£22,358 |
Rent by the room upside
What we verified
5207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining118 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£800/yr
Ground rentDoubling clauses kill mortgageability£250/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 72.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,413
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£22,358
Acquisition costs
25% deposit£87,500
Stamp duty£25,000
Refurb£10,764
Legal + survey£2,525
Mortgage + broker£6,250
Cash needed£132,039
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 very exciting and unique opportunity to purchase this two double bedroom top floor flat complemented by the convenience of gated allocated off street parking. The property was redeveloped to a very high standard in 2017 and offers luxurious living accommodation throughout. Comprising of a spacious entrance hall, an open plan living room/dining area/kitchen, a beautifully designed bathroom and two double bedrooms. This area is very popular with first time buyers, families an…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice