-1.5% 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
−£108/mo
You top up £108/mo
Price vs market
Above comparable sales
+29% vs 12 sold
Return · IRR
-1.5%/yr
Loses money over 5 years
Cash to get in
£72K
Deposit + fees + refurb
Price £180KReturn before costson price7.69%5-yr return on cash -2%Rent est. £1,154 (£1,085–£1,227)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £1,085–£1,227/mo · n=65
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £135,000 loan + £1,000 booking fee
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.
Total cash neededdeposit + costs (loan covers the rest)£71,564
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This well-presented and spacious two-bedroom third floor apartment is ideally situated within the popular Farley Hill area of Luton. Offering well-proportioned accommodation, a fully fitted kitchen with useful pantry storage and excellent built-in storage to one of the bedrooms, the property would make an excellent purchase for a first-time buyer or investor.
The accommodation briefly comprises an entrance hall leading into a spacious living area, which flows through to a se…
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.69% Return before costs — above-market
Price
£180K
29% above sold comps
Return before costs
7.69%
est rent £1,154/monot enough comparablesRange £1,085–£1,227/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £1,085–£1,227/mo · n=65
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £135,000 loan + £1,000 booking fee
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 39.2%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
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PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,755
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,360
Acquisition costs
£72K
25% deposit£45,000
Stamp duty£10,100
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,700
Cash needed£71,564
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
This well-presented and spacious two-bedroom third floor apartment is ideally situated within the popular Farley Hill area of Luton. Offering well-proportioned accommodation, a fully fitted kitchen with useful pantry storage and excellent built-in storage to one of the bedrooms, the property would make an excellent purchase for a first-time buyer or investor.
The accommodation briefly comprises an entrance hall leading into a spacious living area, which flows through to a se…