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Year 5 disposal
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85/ 100
Strong
11.04% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 11.04% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (120 yrs) — no short-lease drag
Why to be cautious
- Floor area 388 sqft — small for the type
- 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
+£68/mo
Barely breaks even each month
Price vs market
Above comparable sales
+6% vs 12 sold
Return · IRR
2.2%/yr
Modest annualised return
Cash to get in
£34K
Deposit + fees + refurb
Price £95KReturn before costs on price 11.04%5-yr return on cash 21%Rent est. £874 (£826–£925)
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: £826–£925/mo · n=106
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £71,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£68
after mortgage, operating costs & tax
Rent in£874/mo gross
£840/mo collected · £34/mo lost to voids
Where it goes
£386Mortgage£370Costs
£68/mo left as profit · 8% of rent kept
Mortgage£386
Costs£370
Management£87
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£6
Service charge + ground rent£36
Ltd co. accounts£104
Selective licensing£6
Tax£16
Profit+£68
Returns
Return before costs on price11.04%
Cash return on cash2.40%
Gross margin£470
Cash needed£34,275
Monthly profit payback41y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.18
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 | £10,488 | £4,439 | £4,631 | £0 | £269 | £1,149 | £1,149 |
| Year 2 | £10,803 | £4,572 | £4,631 | £0 | £304 | £1,295 | £2,444 |
| Year 3 | £11,127 | £4,710 | £4,631 | £0 | £339 | £1,447 | £3,890 |
| Year 4 | £11,461 | £4,851 | £4,631 | £0 | £376 | £1,602 | £5,493 |
| Year 5 | £11,804 | £4,996 | £4,631 | £0 | £414 | £1,763 | £7,256 |
Disposal gain (gross)-£835
CGT£0
Net Disposal proceeds£102,265
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold120 yr
Tenure & planning120 yr
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
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 cohortLU1 1JJ · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University College London · 44.5 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 · 388 sqft
£14k–£28k
£ per sqft
building cost only
£36–£73
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£2,716–£5,044
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£4,268–£8,148
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history25d on marketno cuts yet
Strategy matrix
Council lease wins — +£171/mo · £98/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 11.04% | +£68 | £34,275 | 21.2% | Low | Feasible |
| Housing-benefit rent | 8.82% | -£104 | £34,275 | -5.1% | Med | Feasible |
| ⭐ Council lease | 11.04% | +£171 | £34,275 | 35.2% | Low | Feasible |
| Refurb & refinance | 11.04% | +£73 | £39,565 | 19.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£227 | £103,640 | 8% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Luton · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Luton
- LHA monthly cap:
- £698
- Scheme type:
- leasing
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
+£410/mo cash flow vs Rent it out if converted to Rent by the room
30.32% Return before costs on price converted vs 11.04% as-is
As-is Rent it out
Monthly profit+£110
Return before costs on price11.04%
Cash needed£35,648
If converted to Rent by the room
Monthly profit+£520
Return before costs on price30.32%
Cash needed£51,648
Δ vs Rent it out Monthly profit+£410
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 55.1%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
- Not ratedBury Park Educational Institute (Al - Hikmah Secondary School)Not applicable · Other independent school · LU1 1EH
- Not ratedRothesay Nursery SchoolNursery · Local authority nursery school · LU1 1RB
- Not ratedDallow Primary SchoolPrimary · Academy sponsor led · LU1 1LZ
- Not ratedFoxdell Primary SchoolPrimary · Community school · LU1 1TG
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£10,488
Section 24 credit£0
Annual tax due£269
Post-tax Monthly profit annual£745
Exit costs
Projected sale price (5y · 2%/yr growth)£104,888
Capital gain (pre-CGT)£9,888
Sale costs (~2.5%)£2,622
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£7,256
Rates as of Oct 2024
Acquisition costs
£34,275cash neededPurchase price£95,000
Deposit (25%)£23,750
Stamp duty+5% additional-property surcharge£4,750
Refurb£1,350
Legal + survey£2,000
Mortgage fees£2,425
Total cash neededdeposit + costs (loan covers the rest)£34,275
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Nova are pleased to present this refurbished one bedroom first floor flat, ideally situated on Brantwood Road and within easy walking distance of the town centre, university, train station and The Mall shopping centre.
The property has been newly refurbished throughout and offers bright, modern and well presented accommodation, making it an excellent opportunity for first time buyers, investors or those seeking a conveniently located home.
The accommodation comprises an ent…
Floor plans
Listing metarightmove · Nova Estate Agents
About this listing
25 days · RightmovePrice history
5-year price trend
Monthly profit
+£68
Cash needed
£34K
Return after costs
2.40%
IRR
2.24%
Listed 25d ago
Brantwood Road, Luton
flat · 1 bed · 1 bath · 388 sqft
£95,000
est £874 · 11.04% gross
Leasehold 120yr
1 / 7
85/100
Strong
11.04% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.04% Return before costs — above-market
Price
£95K
6% above sold comps
Return before costs
11.04%
est rent £874/mo106 comps within 500 mRange £826–£925/mo (Q1–Q3)
Bedrooms
1
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: £826–£925/mo · n=106
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £71,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£68
after mortgage, operating costs & tax
Rent in£874/mo gross
£840/mo collected · £34/mo lost to voids
Where it goes
£386Mortgage£370Costs
£68/mo left as profit · 8% of rent kept
Mortgage£386
Costs£370
Management£87
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£6
Service charge + ground rent£36
Ltd co. accounts£104
Selective licensing£6
Tax£16
Profit+£68
Returns
Return before costs on price11.04%
Cash return on cash2.40%
Gross margin£470
Cash needed£34,275
Monthly profit payback41y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.18
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Luton · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Luton
- LHA monthly cap:
- £698
- Scheme type:
- leasing
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £10,488 | £4,439 | £4,631 | £0 | £269 | £1,149 | £1,149 |
| Year 2 | £10,803 | £4,572 | £4,631 | £0 | £304 | £1,295 | £2,444 |
| Year 3 | £11,127 | £4,710 | £4,631 | £0 | £339 | £1,447 | £3,890 |
| Year 4 | £11,461 | £4,851 | £4,631 | £0 | £376 | £1,602 | £5,493 |
| Year 5 | £11,804 | £4,996 | £4,631 | £0 | £414 | £1,763 | £7,256 |
Rent by the room upside
What we verified
5207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining120 yr
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£280/yr
Ground rentDoubling clauses kill mortgageability£150/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 55.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£926
Annual rental tax£193
CGT yr 5£0 · company level
5y net total£7,256
Acquisition costs
25% deposit£23,750
Stamp duty£4,750
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£2,425
Cash needed£34,275
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
Nova are pleased to present this refurbished one bedroom first floor flat, ideally situated on Brantwood Road and within easy walking distance of the town centre, university, train station and The Mall shopping centre.
The property has been newly refurbished throughout and offers bright, modern and well presented accommodation, making it an excellent opportunity for first time buyers, investors or those seeking a conveniently located home.
The accommodation comprises an ent…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice