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Year 5 disposal
BMV -40%
⊞ View all 9
38/ 100
Weak
8.02% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.02% return before costs — above-market
- Priced below market -40% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (999 yrs) — no short-lease drag
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Floor area 425 sqft — small for the type
- Monthly profit −£133/mo — mildly negative — equity build may cover
- -2.6% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£133/mo
You top up £133/mo
Price vs market
Below market value
-40% vs 12 sold · interior unseen
Return · IRR
-2.6%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £150KCash to buy £58KReturn before costs on price 8.02%5-yr return on cash -6%Rent est. £1,002 (£894–£1,123)
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: £894–£1,123/mo · n=109
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£5,512–£10,289 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£133
after mortgage, operating costs & tax
Rent in£1,002/mo gross
£963/mo collected · £39/mo lost to voids
Where it goes
£609Mortgage£487Costs
Outgoings exceed rent — you top up £133/mo
Mortgage£609
Costs£487
Management£100
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£6
Service charge + ground rent£140
Ltd co. accounts£104
Tax—
Shortfall−£133
Returns
Return before costs on price8.02%
Cash return on cash-2.74%
Gross margin£476
Cash needed£58,099
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
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 | £12,024 | £5,844 | £7,313 | £0 | £0 | -£1,132 | -£1,132 |
| Year 2 | £12,385 | £6,019 | £7,313 | £0 | £0 | -£947 | -£2,079 |
| Year 3 | £12,756 | £6,199 | £7,313 | £0 | £0 | -£756 | -£2,835 |
| Year 4 | £13,139 | £6,385 | £7,313 | £0 | £0 | -£559 | -£3,394 |
| Year 5 | £13,533 | £6,577 | £7,313 | £0 | £0 | -£356 | -£3,750 |
Disposal gain (gross)-£5,877
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold999 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
999 yr
Service charge
Annual running cost
£1,380/yr
Extracted from listing description · verify with solicitor
Tenure & planning999 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
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 cohortGL50 2JX · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
UWE Bristol · 54.3 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
1-bed · 1-bath · 425 sqft
£15k–£30k
£ per sqft
building cost only
£35–£70
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£2,975–£5,525
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£4,675–£8,925
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history30d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£35,950 in 1996 → £150,000 asking
+317.2%in 30y
- 1996£35,950—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£671/mo · £804/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 | 8.02% | -£133 | £58,099 | -6.5% | Low | Feasible |
| Housing-benefit rent | 4.98% | -£482 | £58,099 | -43.7% | Med | Feasible |
| Council lease | 0.00% | -£941 | £58,099 | -99.2% | Low | Feasible |
| Refurb & refinance | 8.02% | -£133 | £68,539 | -5.5% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 24.20% | +£671 | £58,099 | 77.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£331 | £170,289 | 5% | 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 Cheltenham · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £623
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
Local lettings demandby strategyLive area data
Short-stay let54% occupancy
£184/night ADR
Based on 9 short-let comps nearby
Rent by the room conversion upside
+£326/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 8.02% as-is
As-is Rent it out
Monthly profit+£20
Return before costs on price8.02%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£326
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miWide · CV 61.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingChrist Church CofE Primary SchoolPrimary · Academy converter · GL50 2NR
- GoodSt James' Church of England Primary SchoolPrimary · Academy converter · GL50 2RS
- Not ratedDean Close AirthrieNot applicable · Other independent school · GL50 2NY
- Not ratedUniversity of GloucestershireNot applicable · Higher education institutions · GL50 2RH
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£12,024
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,595
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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-£3,750
Rates as of Oct 2024
Acquisition costs
£58,099cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£7,349
Legal + survey£2,000
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£58,099
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated within an attractive Grade II Listed building in the highly desirable Lansdown area of Cheltenham, this well-proportioned first-floor apartment combines the character and proportions of a period property with comfortable, practical accommodation. The apartment offers a generous sitting/dining room with two large windows, a separate kitchen, a spacious double bedroom with excellent built-in storage and a bathroom. Further benefits include useful hallway storage, resid…
Floor plans
Nearby active comparables1 rental
Comparable rentals
GL50 · same beds + typeMedian nearby: £1,200/mo · 1 of 1 already let+£198 vs our est
- Wellington Mews, Cheltenham, GL50Let1b£1,200/moMay 2026
Other deals nearby
GL50 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Cook Residential
About this listing
30 days · RightmovePrice history
5-year price trend
Monthly profit
−£133
Cash needed
£58K
Return after costs
-2.74%
IRR
-2.59%
Listed 30d ago
Lansdown Crescent, Cheltenham
flat · 1 bed · 1 bath · 425 sqft
£150,000
est £1,002 · 8.02% gross
Chain freeLeasehold 999yrEPC EListed building
Priced below market
1 / 9
38/100
Marginal
8.02% — verify the rent + comps locally.
Priced below market -40% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.02% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Chain free
Price
£150K
40% below sold comps
Return before costs
8.02%
est rent £1,002/mo109 comps within 1.5 kmRange £894–£1,123/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £894–£1,123/mo · n=109
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£5,512–£10,289 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£133
after mortgage, operating costs & tax
Rent in£1,002/mo gross
£963/mo collected · £39/mo lost to voids
Where it goes
£609Mortgage£487Costs
Outgoings exceed rent — you top up £133/mo
Mortgage£609
Costs£487
Management£100
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£6
Service charge + ground rent£140
Ltd co. accounts£104
Tax—
Shortfall−£133
Returns
Return before costs on price8.02%
Cash return on cash-2.74%
Gross margin£476
Cash needed£58,099
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
Rent-covers-mortgage check PASS · stress 6.5% (target 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 Cheltenham · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Cheltenham
- LHA monthly cap:
- £623
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 | £12,024 | £5,844 | £7,313 | £0 | £0 | -£1,132 | -£1,132 |
| Year 2 | £12,385 | £6,019 | £7,313 | £0 | £0 | -£947 | -£2,079 |
| Year 3 | £12,756 | £6,199 | £7,313 | £0 | £0 | -£756 | -£2,835 |
| Year 4 | £13,139 | £6,385 | £7,313 | £0 | £0 | -£559 | -£3,394 |
| Year 5 | £13,533 | £6,577 | £7,313 | £0 | £0 | -£356 | -£3,750 |
Rent by the room upside
What we verified
4225
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining999 yr
HeritageListed building / conservation areaListed
Building condition▾
EPC~£6,000–£12,000 to upgrade to CE
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£1,380/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 61.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,463
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,750
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£7,349
Legal + survey£2,000
Mortgage + broker£3,250
Cash needed£58,099
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
Situated within an attractive Grade II Listed building in the highly desirable Lansdown area of Cheltenham, this well-proportioned first-floor apartment combines the character and proportions of a period property with comfortable, practical accommodation. The apartment offers a generous sitting/dining room with two large windows, a separate kitchen, a spacious double bedroom with excellent built-in storage and a bathroom. Further benefits include useful hallway storage, resid…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice