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Year 5 disposal
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85/ 100
Strong
18.07% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 18.07% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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
+£83/mo
Barely breaks even each month
Price
£85K
No local sold comps to compare
Return · IRR
2.6%/yr
Modest annualised return
Cash to get in
£41K
Deposit + fees + refurb
Return before costs on price 18.07%5-yr return on cash 22%Rent est. £1,280 (£1,116–£1,468)
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: £1,116–£1,468/mo · n=93
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
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 — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £63,750 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£83
after mortgage, operating costs & tax
Rent in£1,280/mo gross
£1,231/mo collected · £49/mo lost to voids
Where it goes
£345Mortgage£783Costs
£83/mo left as profit · 7% of rent kept
Mortgage£345
Costs£783
Management£128
Maintenance£67
Insurance£20
CapEx reserve£64
Voids + council tax£7
Service charge + ground rent£393
Ltd co. accounts£104
Tax£20
Profit+£83
Returns
Return before costs on price18.07%
Cash return on cash2.46%
Gross margin£448
Cash needed£40,539
Monthly profit payback40y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.56
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £15,360 | £9,393 | £4,144 | £0 | £346 | £1,477 | £1,477 |
| Year 2 | £15,821 | £9,675 | £4,144 | £0 | £380 | £1,622 | £3,100 |
| Year 3 | £16,295 | £9,965 | £4,144 | £0 | £415 | £1,772 | £4,871 |
| Year 4 | £16,784 | £10,264 | £4,144 | £0 | £452 | £1,925 | £6,796 |
| Year 5 | £17,288 | £10,572 | £4,144 | £0 | £489 | £2,083 | £8,879 |
Disposal gain (gross)-£10,513
CGT£0
Net Disposal proceeds£91,501
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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 cohortBH1 1QR · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Southampton · 40.5 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
£94,500 in 2024 → £85,000 asking
-10.1%in 2y
- 2024£94,500—
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 — +£83/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 | 18.07% | +£83 | £40,539 | 21.9% | Low | Feasible |
| Housing-benefit rent | 12.32% | -£285 | £40,539 | -31.1% | Med | Feasible |
| Council lease | 0.00% | -£929 | £40,539 | -142.9% | Low | Feasible |
| Refurb & refinance | 18.07% | +£83 | £49,095 | 18.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£584 | £106,320 | -6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Bournemouth · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bournemouth
- LHA monthly cap:
- £873
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
+£143/mo cash flow vs Rent it out if converted to Rent by the room
33.88% Return before costs on price converted vs 18.07% as-is
As-is Rent it out
Monthly profit+£408
Return before costs on price18.07%
Cash needed£33,148
If converted to Rent by the room
Monthly profit+£551
Return before costs on price33.88%
Cash needed£49,148
Δ vs Rent it out Monthly profit+£143
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£27,086–£51,000full refurb + room split
⚠️ Capped at 60% of £85,000 asking (£51,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,482–£10,964
- 1 × bathroom£3,617–£6,630
- Rewire£2,056–£3,598
- Replumb£1,542–£3,084
- Windows£5,139–£9,251
- Paint + decor£3,598–£6,681
- Flooring£5,653–£10,793
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 & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- GoodLivingstone Academy BournemouthAll-through · Free schools · BH1 1PA
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£15,360
Section 24 credit£0
Annual tax due£346
Post-tax Monthly profit annual£886
Exit costs
Projected sale price (5y · 2%/yr growth)£93,847
Capital gain (pre-CGT)£8,847
Sale costs (~2.5%)£2,346
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£8,879
Rates as of Oct 2024
Acquisition costs
£40,539cash neededPurchase price£85,000
Deposit (25%)£21,250
Stamp duty+5% additional-property surcharge£4,250
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,275
Total cash neededdeposit + costs (loan covers the rest)£40,539
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Located in the heart of Bournemouth, this exceptionally well-presented top floor flat forms part of an exclusive development designed specifically for those over 55, offering an inviting blend of comfort, security, and convenience. The property boasts two generous bedrooms, a bright and spacious lounge diner perfect for relaxing or entertaining, and a modern kitchen equipped with contemporary finishes. The stylish shower room adds a touch of luxury, while excellent storage so…
Floor plans
Listing metarightmove · Winkworth
About this listing
43 days · RightmovePrice history
5-year price trend
Monthly profit
+£83
Cash needed
£41K
Return after costs
2.46%
IRR
2.64%
Listed 43d ago
Lansdowne Gardens, Bournemouth, Dorset, BH1
flat · 2 bed · 1 bath
£85,000
est £1,280 · 18.07% gross
1 / 11
85/100
Strong
18.07% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
18.07% Return before costs — above-market
Price
£85K
Return before costs
18.07%
est rent £1,280/mo93 comps within 500 mRange £1,116–£1,468/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: £1,116–£1,468/mo · n=93
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
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 — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £63,750 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£83
after mortgage, operating costs & tax
Rent in£1,280/mo gross
£1,231/mo collected · £49/mo lost to voids
Where it goes
£345Mortgage£783Costs
£83/mo left as profit · 7% of rent kept
Mortgage£345
Costs£783
Management£128
Maintenance£67
Insurance£20
CapEx reserve£64
Voids + council tax£7
Service charge + ground rent£393
Ltd co. accounts£104
Tax£20
Profit+£83
Returns
Return before costs on price18.07%
Cash return on cash2.46%
Gross margin£448
Cash needed£40,539
Monthly profit payback40y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.56
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Bournemouth · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bournemouth
- LHA monthly cap:
- £873
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 | £15,360 | £9,393 | £4,144 | £0 | £346 | £1,477 | £1,477 |
| Year 2 | £15,821 | £9,675 | £4,144 | £0 | £380 | £1,622 | £3,100 |
| Year 3 | £16,295 | £9,965 | £4,144 | £0 | £415 | £1,772 | £4,871 |
| Year 4 | £16,784 | £10,264 | £4,144 | £0 | £452 | £1,925 | £6,796 |
| Year 5 | £17,288 | £10,572 | £4,144 | £0 | £489 | £2,083 | £8,879 |
Rent by the room upside
What we verified
3407
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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£4,560/yr
Ground rentDoubling clauses kill mortgageability£150/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£829
Annual rental tax£234
CGT yr 5£0 · company level
5y net total£8,879
Acquisition costs
25% deposit£21,250
Stamp duty£4,250
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,275
Cash needed£40,539
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
Located in the heart of Bournemouth, this exceptionally well-presented top floor flat forms part of an exclusive development designed specifically for those over 55, offering an inviting blend of comfort, security, and convenience. The property boasts two generous bedrooms, a bright and spacious lounge diner perfect for relaxing or entertaining, and a modern kitchen equipped with contemporary finishes. The stylish shower room adds a touch of luxury, while excellent storage so…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice