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Year 5 disposal
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55/ 100
Caution
Real 11.41% return before costs but flagged risks need pricing in.
Why it works
- 11.41% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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
+£71/mo
Barely breaks even each month
Price
£130K
No local sold comps to compare
Return · IRR
1.9%/yr
Modest annualised return
Cash to get in
£55K
Deposit + fees + refurb
Return before costs on price 11.41%5-yr return on cash 16%Rent est. £1,236 (£1,160–£1,317)
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: £1,160–£1,317/mo · n=59
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£71
after mortgage, operating costs & tax
Rent in£1,236/mo gross
£1,188/mo collected · £48/mo lost to voids
Where it goes
£528Mortgage£572Costs
£71/mo left as profit · 6% of rent kept
Mortgage£528
Costs£572
Management£124
Maintenance£67
Insurance£20
CapEx reserve£62
Voids + council tax£7
Service charge + ground rent£189
Ltd co. accounts£104
Tax£17
Profit+£71
Returns
Return before costs on price11.41%
Cash return on cash1.56%
Gross margin£616
Cash needed£54,814
Monthly profit payback64y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.25
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 | £14,832 | £6,868 | £6,338 | £0 | £309 | £1,317 | £1,317 |
| Year 2 | £15,277 | £7,074 | £6,338 | £0 | £354 | £1,511 | £2,828 |
| Year 3 | £15,735 | £7,287 | £6,338 | £0 | £401 | £1,710 | £4,539 |
| Year 4 | £16,207 | £7,505 | £6,338 | £0 | £449 | £1,916 | £6,454 |
| Year 5 | £16,694 | £7,730 | £6,338 | £0 | £499 | £2,127 | £8,581 |
Disposal gain (gross)-£9,422
CGT£0
Net Disposal proceeds£139,942
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 cohortCH1 4PR · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Liverpool · 23.7 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 history31d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£123,000 in 2016 → £130,000 asking
+5.7%in 10y
- 2016£123,000+83.6% in 14y
- 2002£67,000+48.9% in 3y
- 1999£45,000—
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 — +£115/mo · £44/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 | 11.41% | +£71 | £54,814 | 15.7% | Low | Feasible |
| Housing-benefit rent | 6.21% | -£415 | £54,814 | -38.6% | Med | Feasible |
| ⭐ Council lease | 11.41% | +£115 | £54,814 | 16.3% | Low | Feasible |
| Refurb & refinance | 11.41% | +£71 | £65,620 | 13.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£380 | £153,670 | 1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- West Cheshire
- LHA monthly cap:
- £673
- 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
+£172/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 11.41% as-is
As-is Rent it out
Monthly profit+£237
Return before costs on price11.41%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costs on price22.15%
Cash needed£60,398
Δ vs Rent it out Monthly profit+£172
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
£42,979–£78,000full refurb + room split
⚠️ Capped at 60% of £130,000 asking (£78,000). Raw model: £44,640–£81,015. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,492–£16,984
- 1 × bathroom£5,632–£10,326
- Rewire£3,119–£5,459
- Replumb£2,340–£4,679
- Windows£7,799–£14,037
- Paint + decor£6,239–£10,138
- Flooring£9,358–£16,377
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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodChester Blue Coat Church of England Primary SchoolPrimary · Voluntary aided school · CH1 4HG
- Not ratedUniversity of ChesterNot applicable · Higher education institutions · CH1 4BJ
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£14,832
Section 24 credit£0
Annual tax due£309
Post-tax Monthly profit annual£747
Exit costs
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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£8,581
Rates as of Oct 2024
Acquisition costs
£54,814cash neededPurchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£54,814
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
The Property CHAIN FREE & FREEHOLD OWNED BY THE RESIDENTS OF THE APARTMENT BLOCK | GROUND FLOOR | GARAGE & PARKING | WALK TO CHESTER CITY CENTRE.
Welcome to 3 Wetherby Close, Chester, Cheshire, CH1 4PRA fantastic opportunity to purchase a well-presented, chain-free two-bedroom ground floor apartment in a highly convenient Chester location. Whether you're a first-time buyer, student, retiree, investor or simply looking for a conveniently located home, this property offers an…
Floor plans
Listing metarightmove · Purplebricks
About this listing
31 days · RightmovePrice history
5-year price trend
Monthly profit
+£71
Cash needed
£55K
Return after costs
1.56%
IRR
1.91%
Listed 31d ago
Wetherby Close, Chester, CH1
flat · 2 bed · 1 bath
£130,000
est £1,236 · 11.41% gross
Chain free
1 / 13
55/100
Caution
Real 11.41% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.41% Return before costs — above-market
Chain free
Price
£130K
Return before costs
11.41%
est rent £1,236/monot enough comparablesRange £1,160–£1,317/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: £1,160–£1,317/mo · n=59
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£71
after mortgage, operating costs & tax
Rent in£1,236/mo gross
£1,188/mo collected · £48/mo lost to voids
Where it goes
£528Mortgage£572Costs
£71/mo left as profit · 6% of rent kept
Mortgage£528
Costs£572
Management£124
Maintenance£67
Insurance£20
CapEx reserve£62
Voids + council tax£7
Service charge + ground rent£189
Ltd co. accounts£104
Tax£17
Profit+£71
Returns
Return before costs on price11.41%
Cash return on cash1.56%
Gross margin£616
Cash needed£54,814
Monthly profit payback64y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.25
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- West Cheshire
- LHA monthly cap:
- £673
- 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 | £14,832 | £6,868 | £6,338 | £0 | £309 | £1,317 | £1,317 |
| Year 2 | £15,277 | £7,074 | £6,338 | £0 | £354 | £1,511 | £2,828 |
| Year 3 | £15,735 | £7,287 | £6,338 | £0 | £401 | £1,710 | £4,539 |
| Year 4 | £16,207 | £7,505 | £6,338 | £0 | £449 | £1,916 | £6,454 |
| Year 5 | £16,694 | £7,730 | £6,338 | £0 | £499 | £2,127 | £8,581 |
Rent by the room upside
What we verified
3307
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£1,970/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£1,268
Annual rental tax£201
CGT yr 5£0 · company level
5y net total£8,581
Acquisition costs
25% deposit£32,500
Stamp duty£6,600
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,950
Cash needed£54,814
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
The Property CHAIN FREE & FREEHOLD OWNED BY THE RESIDENTS OF THE APARTMENT BLOCK | GROUND FLOOR | GARAGE & PARKING | WALK TO CHESTER CITY CENTRE.
Welcome to 3 Wetherby Close, Chester, Cheshire, CH1 4PRA fantastic opportunity to purchase a well-presented, chain-free two-bedroom ground floor apartment in a highly convenient Chester location. Whether you're a first-time buyer, student, retiree, investor or simply looking for a conveniently located home, this property offers an…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice