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Year 5 disposal
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6/ 100
Weak
5.62% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£459/mo — significantly negative — real recurring drain
- -5.8% 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
−£459/mo
You top up £459/mo
Price vs market
Above comparable sales
+15% vs 12 sold
Return · IRR
-5.8%/yr
Loses money over 5 years
Cash to get in
£103K
Deposit + fees + refurb
Price £295KReturn before costs on price 5.62%5-yr return on cash -21%Rent est. £1,382 (£1,285–£1,486)
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: £1,285–£1,486/mo · n=174
Financing
DepositYour cash in — the rest is the mortgage25% · £73,750
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 (£1,406–£2,625 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £221,250 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
-£459
after mortgage, operating costs & tax
Rent in£1,382/mo gross
£1,329/mo collected · £53/mo lost to voids
Where it goes
£1,198Mortgage£590Costs
Outgoings exceed rent — you top up £459/mo
Mortgage£1,198
Costs£590
Management£138
Maintenance£67
Insurance£28
CapEx reserve£69
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£459
Returns
Return before costs on price5.62%
Cash return on cash-5.35%
Gross margin£739
Cash needed£103,075
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.11
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 | £16,584 | £7,075 | £14,381 | £0 | £0 | -£4,872 | -£4,872 |
| Year 2 | £17,082 | £7,287 | £14,381 | £0 | £0 | -£4,587 | -£9,458 |
| Year 3 | £17,594 | £7,505 | £14,381 | £0 | £0 | -£4,293 | -£13,751 |
| Year 4 | £18,122 | £7,731 | £14,381 | £0 | £0 | -£3,990 | -£17,741 |
| Year 5 | £18,665 | £7,963 | £14,381 | £0 | £0 | -£3,678 | -£21,420 |
Disposal gain (gross)-£1,339
CGT£0
Net Disposal proceeds£317,561
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortRG30 3FG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 4 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 · 2-bath · 732 sqft
£24k–£47k
£ per sqft
building cost only
£32–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,124–£9,516
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,052–£15,372
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history37d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£283,000 in 2018 → £295,000 asking
+4.2%in 8y
- 2018£283,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — -£398/mo · £61/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.62% | -£459 | £103,075 | -20.8% | Low | Feasible |
| Housing-benefit rent | 4.44% | -£766 | £103,075 | -37.9% | Med | Feasible |
| ⭐ Council lease | 5.62% | -£398 | £103,075 | -20.3% | Low | Feasible |
| Refurb & refinance | 5.62% | -£459 | £118,575 | -18.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £319,650 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Reading · cap £1,092/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Reading
- LHA monthly cap:
- £1,092
- Scheme type:
- other
- Premium:
- +700% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£94/mo cash flow vs Rent it out if converted to Rent by the room
9.76% Return before costs on price converted vs 5.62% as-is
As-is Rent it out
Monthly profit-£234
Return before costs on price5.62%
Cash needed£85,648
If converted to Rent by the room
Monthly profit-£140
Return before costs on price9.76%
Cash needed£101,648
Δ vs Rent it out Monthly profit+£94
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
£50,000
Range: £42,500 – £60,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£55,608–£100,182full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- Rewire£3,660–£5,856
- Replumb£2,928–£5,124
- Windows£8,052–£13,908
- Paint + decor£7,320–£12,444
- Flooring£10,248–£18,300
Comparables
sold within 0.5 miWide · CV 17.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBurghfield St Mary's C.E. Primary SchoolPrimary · Voluntary controlled school · RG30 3TX
- GoodManor Primary SchoolPrimary · Community school · RG30 3LJ
- GoodSouthcote Primary SchoolPrimary · Community school · RG30 3EJ
- Not ratedThe Holy Brook SchoolNot applicable · Community special school · RG30 3LJ
- Not ratedBlessed Hugh Faringdon Catholic SchoolSecondary · Voluntary aided school · RG30 3EP
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£16,584
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,510
Exit costs
Projected sale price (5y · 2%/yr growth)£325,704
Capital gain (pre-CGT)£30,704
Sale costs (~2.5%)£8,143
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-£21,420
Rates as of Oct 2024
Acquisition costs
£103,075cash neededPurchase price£295,000
Deposit (25%)£73,750
Stamp duty+5% additional-property surcharge£19,500
Refurb£1,875
Legal + survey£2,525
Mortgage fees£5,425
Total cash neededdeposit + costs (loan covers the rest)£103,075
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Masons are proud to offer to the market this immaculately presented, two bedroom ground floor modern apartment situated within easy access of Reading West Station, the A33 with direct links to the M4 and close to local amenities including Reading Town centre and mainline station along with Prospect Park. The spacious accommodation comprises of an open plan 23ft kitchen/living/dining room with patio doors opening onto a private patio, a 13ft master bedroom with en-suite shower…
Floor plans
Listing metarightmove · Masons
About this listing
37 days · RightmovePrice history
5-year price trend
Monthly profit
−£459
Cash needed
£103K
Return after costs
-5.35%
IRR
-5.77%
Listed 37d ago
Ruheman Street, Reading
flat · 2 bed · 2 bath · 732 sqft
£295,000
est £1,382 · 5.62% gross
1 / 16
6/100
Marginal
5.62% — verify the rent + comps locally.
5.62% Return before costs — around the area average for this property type.
Monthly profit −£459/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£295K
15% above sold comps
Return before costs
5.62%
est rent £1,382/monot enough comparablesRange £1,285–£1,486/mo (Q1–Q3)
Bedrooms
2
2 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: £1,285–£1,486/mo · n=174
Financing
DepositYour cash in — the rest is the mortgage25% · £73,750
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 (£1,406–£2,625 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £221,250 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
-£459
after mortgage, operating costs & tax
Rent in£1,382/mo gross
£1,329/mo collected · £53/mo lost to voids
Where it goes
£1,198Mortgage£590Costs
Outgoings exceed rent — you top up £459/mo
Mortgage£1,198
Costs£590
Management£138
Maintenance£67
Insurance£28
CapEx reserve£69
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£459
Returns
Return before costs on price5.62%
Cash return on cash-5.35%
Gross margin£739
Cash needed£103,075
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.11
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Reading · cap £1,092/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Reading
- LHA monthly cap:
- £1,092
- Scheme type:
- other
- Premium:
- +700% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £16,584 | £7,075 | £14,381 | £0 | £0 | -£4,872 | -£4,872 |
| Year 2 | £17,082 | £7,287 | £14,381 | £0 | £0 | -£4,587 | -£9,458 |
| Year 3 | £17,594 | £7,505 | £14,381 | £0 | £0 | -£4,293 | -£13,751 |
| Year 4 | £18,122 | £7,731 | £14,381 | £0 | £0 | -£3,990 | -£17,741 |
| Year 5 | £18,665 | £7,963 | £14,381 | £0 | £0 | -£3,678 | -£21,420 |
Rent by the room upside
What we verified
2307
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
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 17.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,876
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£21,420
Acquisition costs
25% deposit£73,750
Stamp duty£19,500
Refurb£1,875
Legal + survey£2,525
Mortgage + broker£5,425
Cash needed£103,075
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
Masons are proud to offer to the market this immaculately presented, two bedroom ground floor modern apartment situated within easy access of Reading West Station, the A33 with direct links to the M4 and close to local amenities including Reading Town centre and mainline station along with Prospect Park. The spacious accommodation comprises of an open plan 23ft kitchen/living/dining room with patio doors opening onto a private patio, a 13ft master bedroom with en-suite shower…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice