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Year 5 disposal
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Weak
5.55% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£841/mo — heavily negative — needs monthly capital injection
- -6.2% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£841/mo
You top up £841/mo
Price
£560K
No local sold comps to compare
Return · IRR
-6.2%/yr
Loses money over 5 years
Cash to get in
£200K
Deposit + fees + refurb
Return before costs on price · Rent by the room 5.55%5-yr return on cash -20%Rent est. £2,079 (£2,046–£2,113)
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: £2,046–£2,113/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £140,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £420,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£841
after mortgage, operating costs & tax
Rent in£2,079/mo gross
£1,999/mo collected · £80/mo lost to voids
Where it goes
£2,275Mortgage£565Costs
Outgoings exceed rent — you top up £841/mo
Mortgage£2,275
Costs£565
Management£208
Maintenance£100
Insurance£40
CapEx reserve£104
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£841
Returns
Return before costs on price4.46%
Cash return on cash-5.05%
Gross margin£1,434
Cash needed£199,650
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.88
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 | £24,948 | £6,779 | £27,300 | £0 | £0 | -£9,131 | -£9,131 |
| Year 2 | £25,696 | £6,983 | £27,300 | £0 | £0 | -£8,586 | -£17,717 |
| Year 3 | £26,467 | £7,192 | £27,300 | £0 | £0 | -£8,025 | -£25,742 |
| Year 4 | £27,261 | £7,408 | £27,300 | £0 | £0 | -£7,446 | -£33,189 |
| Year 5 | £28,079 | £7,630 | £27,300 | £0 | £0 | -£6,851 | -£40,039 |
Disposal gain (gross)-£7,422
CGT£0
Net Disposal proceeds£602,828
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band B
MEES 2030 compliance
C required for new tenancies
PASS
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
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 profileFamily let
Tenant profilelikely cohortRG23 7PX · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Reading · 27.4 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history43d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£550,000 in 2022 → £560,000 asking
+1.8%in 4y
- 2022£550,000—
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 — -£841/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 | 4.46% | -£841 | £199,650 | -20.1% | Low | Feasible |
| Housing-benefit rent | 2.99% | -£1,486 | £199,650 | -39.8% | Med | Feasible |
| Council lease | 0.00% | -£2,519 | £199,650 | -76.2% | Low | Feasible |
| Refurb & refinance | 4.46% | -£841 | £228,190 | -17.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £610,790 | 9% | Med | Feasible |
| Rent by the room | 5.55% | -£2,352 | £233,650 | -55.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £1,396/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £1,396
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
-£472/mo cash flow vs Rent it out if converted to Rent by the room
5.14% Return before costs on price converted vs 4.46% as-is
Room mix (4 lettable rooms)
2× Double @ £690/mo1× Single @ £581/mo1× En-suite @ £629/mo
≈ £2,591/mo gross room income
As-is Rent it out
Monthly profit-£703
Return before costs on price4.46%
Cash needed£151,898
If converted to Rent by the room
Monthly profit-£1,175
Return before costs on price5.14%
Cash needed£167,898
Δ vs Rent it out Monthly profit-£472
Show conversion detail
Conversion cost estimate
£37,500
Range: £30,000 – £47,500
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£83,460–£148,290full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- Rewire£6,825–£10,920
- Replumb£5,460–£9,555
- Windows£15,015–£25,935
- Paint + decor£13,650–£23,205
- Flooring£19,110–£34,125
Based on 74 HMO comps within 3.1 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodOakley Infant SchoolPrimary · Community school · RG23 7JZ
- Not ratedHounsome Fields Primary SchoolPrimary · Free schools · RG23 7GJ
- Not ratedOakley Church of England Junior SchoolPrimary · Voluntary controlled school · RG23 7JZ
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£24,948
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£10,091
Exit costs
Projected sale price (5y · 2%/yr growth)£618,285
Capital gain (pre-CGT)£58,285
Sale costs (~2.5%)£15,457
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-£40,039
Rates as of Oct 2024
Acquisition costs
£199,650cash neededPurchase price£560,000
Deposit (25%)£140,000
Stamp duty+5% additional-property surcharge£46,000
Refurb£1,350
Legal + survey£2,900
Mortgage fees£9,400
Total cash neededdeposit + costs (loan covers the rest)£199,650
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Say hello to The Hillcott, an immaculate four bedroom house with an impressive kitchen, dining & family room, four generous double bedrooms, and plenty of space for you and your family to spread out in.
On the ground floor is a cloakroom, utility, and spacious light-filled lounge which overlooks the front garden. At the back of the house, adding real wow, is the open plan kitchen, dining & family room, complete with a feature bay window and French doors that open out into yo…
Floor plans
Nearby active comparables1 rental
Comparable rentals
RG23 · same beds + typeMedian nearby: £2,200/mo · 1 of 1 already let+£121 vs our est
- Longwood Copse Lane, Beggarwood, Basi…Let4b£2,200/moApr 2026
Other deals nearby
RG23 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Bloor Homes
About this listing
43 days · RightmovePrice history
5-year price trend
Monthly profit
−£841
Cash needed
£200K
Return after costs
-5.05%
IRR
-6.19%
Listed 43d ago
10, CHERRY SQUARE, BASINGSTOKE, RG23 7PX
detached · 4 bed · 1,367 sqft (EPC)
£560,000
est £2,079 · 4.46% gross
EPC B
1 / 10
0/100
Marginal
5.55% Rent by the room strategy — market rent unverified, verify locally.
4.46% Return before costs — around the area average for this property type.
Monthly profit −£841/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£560K
Return before costs (best)
5.55%
Rent by the room
Bedrooms
4
— bath
Energy rating
B
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: £2,046–£2,113/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £140,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £420,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£841
after mortgage, operating costs & tax
Rent in£2,079/mo gross
£1,999/mo collected · £80/mo lost to voids
Where it goes
£2,275Mortgage£565Costs
Outgoings exceed rent — you top up £841/mo
Mortgage£2,275
Costs£565
Management£208
Maintenance£100
Insurance£40
CapEx reserve£104
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£841
Returns
Return before costs on price4.46%
Cash return on cash-5.05%
Gross margin£1,434
Cash needed£199,650
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.88
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Basingstoke · cap £1,396/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Basingstoke
- LHA monthly cap:
- £1,396
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 | £24,948 | £6,779 | £27,300 | £0 | £0 | -£9,131 | -£9,131 |
| Year 2 | £25,696 | £6,983 | £27,300 | £0 | £0 | -£8,586 | -£17,717 |
| Year 3 | £26,467 | £7,192 | £27,300 | £0 | £0 | -£8,025 | -£25,742 |
| Year 4 | £27,261 | £7,408 | £27,300 | £0 | £0 | -£7,446 | -£33,189 |
| Year 5 | £28,079 | £7,630 | £27,300 | £0 | £0 | -£6,851 | -£40,039 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,460
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£40,039
Acquisition costs
25% deposit£140,000
Stamp duty£46,000
Refurb£1,350
Legal + survey£2,900
Mortgage + broker£9,400
Cash needed£199,650
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
Say hello to The Hillcott, an immaculate four bedroom house with an impressive kitchen, dining & family room, four generous double bedrooms, and plenty of space for you and your family to spread out in.
On the ground floor is a cloakroom, utility, and spacious light-filled lounge which overlooks the front garden. At the back of the house, adding real wow, is the open plan kitchen, dining & family room, complete with a feature bay window and French doors that open out into yo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice