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Year 5 disposal
BMV -14%
⊞ View all 19
13/ 100
Weak
5.48% return before costs — verify the rent + comps locally.
Why it works
- Priced below market -14% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£291/mo — significantly negative — real recurring drain
- -3.8% 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.
- 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
−£291/mo
You top up £291/mo
Price vs market
Below market value
-14% vs 12 sold · interior unseen
Return · IRR
-3.8%/yr
Loses money over 5 years
Cash left in
£65K
Stays in after refinancing at value
Price £285KCash to buy £99KReturn before costs on price 5.48%5-yr return on cash -11%Rent est. £1,301 (£1,235–£1,371)
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: £1,235–£1,371/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £71,250
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 (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £213,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£291
after mortgage, operating costs & tax
Rent in£1,301/mo gross
£1,251/mo collected · £50/mo lost to voids
Where it goes
£1,158Mortgage£385Costs
Outgoings exceed rent — you top up £291/mo
Mortgage£1,158
Costs£385
Management£130
Maintenance£50
Insurance£28
CapEx reserve£65
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£291
Returns
Return before costs on price5.48%
Cash return on cash-3.55%
Gross margin£866
Cash needed£98,525
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.08
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 | £15,612 | £4,615 | £13,894 | £0 | £0 | -£2,897 | -£2,897 |
| Year 2 | £16,080 | £4,754 | £13,894 | £0 | £0 | -£2,567 | -£5,464 |
| Year 3 | £16,563 | £4,896 | £13,894 | £0 | £0 | -£2,227 | -£7,692 |
| Year 4 | £17,060 | £5,043 | £13,894 | £0 | £0 | -£1,877 | -£9,569 |
| Year 5 | £17,571 | £5,195 | £13,894 | £0 | £0 | -£1,517 | -£11,086 |
Disposal gain (gross)-£204
CGT£0
Net Disposal proceeds£306,796
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
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 cohortSO32 2RW · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Southampton · 13.3 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
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 history22d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£234,000 in 2019 → £285,000 asking
+21.8%in 7y
- 2019£234,000+51.0% in 14y
- 2005£155,000+84.5% in 5y
- 2000£84,000+54.1% in 4y
- 1996£54,500—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£291/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 5.48% | -£291 | £98,525 | -11.3% | Low | Feasible |
| Housing-benefit rent | 4.41% | -£566 | £98,525 | -27.0% | Med | Feasible |
| Council lease | 4.41% | -£345 | £98,525 | -18.0% | Low | Feasible |
| Refurb & refinance | 5.48% | -£291 | £113,315 | -9.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £307,540 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Winchester · cap £1,047/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Winchester
- LHA monthly cap:
- £1,047
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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
+£160/mo cash flow vs Rent it out if converted to Rent by the room
10.11% Return before costs on price converted vs 5.48% as-is
As-is Rent it out
Monthly profit-£260
Return before costs on price5.48%
Cash needed£83,148
If converted to Rent by the room
Monthly profit-£101
Return before costs on price10.11%
Cash needed£99,148
Δ vs Rent it out Monthly profit+£160
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
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miWide · CV 30.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBoorley ParkPrimary · Free schools · SO32 2SH
- GoodSt John the Baptist Church of England Primary SchoolPrimary · Voluntary controlled school · SO32 2LY
- Not ratedCurdridge Primary SchoolPrimary · Community school · SO32 2DR
- Not ratedDurley Church of England Controlled Primary SchoolPrimary · Voluntary controlled school · SO32 2AR
- Not ratedSwanmore Church of England Aided Primary SchoolPrimary · Voluntary aided school · SO32 2PA
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£15,612
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,498
Exit costs
Projected sale price (5y · 2%/yr growth)£314,663
Capital gain (pre-CGT)£29,663
Sale costs (~2.5%)£7,867
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-£11,086
Rates as of Oct 2024
Acquisition costs
£98,525cash neededPurchase price£285,000
Deposit (25%)£71,250
Stamp duty+5% additional-property surcharge£18,500
Refurb£1,350
Legal + survey£2,150
Mortgage fees£5,275
Total cash neededdeposit + costs (loan covers the rest)£98,525
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Provene Gardens By Marco Harris - Upon entering the property, the modern kitchen can be found to the right and has been thoughtfully updated with a range of fitted units and integrated appliances. Continuing through the property, the main living room provides a comfortable and welcoming space, with the real highlight being the extended reception area to the rear. Flooded with natural light, this versatile extension could work beautifully as a dining room, home office, playroo…
Floor plans
Nearby active comparables1 rental
Comparable rentals
SO32 · same beds + typeMedian nearby: £1,200/mo · 1 of 1 already let-£101 vs our est
- Churchill Avenue, Southampton SO32Let2b£1,200/moMay 2026
Other deals nearby
SO32 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Marco Harris
About this listing
22 days · RightmovePrice history
5-year price trend
Monthly profit
−£291
Cash needed
£99K
Return after costs
-3.55%
IRR
-3.75%
Listed 22d ago
65, PROVENE GARDENS, WALTHAM CHASE, SOUTHAMPTON, SO32 2RW
✓ Verified address
terraced · 2 bed · 1 bath
£285,000
est £1,301 · 5.48% gross
Priced below market
1 / 19
13/100
Marginal
5.48% — verify the rent + comps locally.
Priced below market -14% vs 12 nearby sold (last 12 mo)
Price
£285K
14% below sold comps
Return before costs
5.48%
est rent £1,301/monot enough comparablesRange £1,235–£1,371/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: £1,235–£1,371/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £71,250
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 (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £213,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£291
after mortgage, operating costs & tax
Rent in£1,301/mo gross
£1,251/mo collected · £50/mo lost to voids
Where it goes
£1,158Mortgage£385Costs
Outgoings exceed rent — you top up £291/mo
Mortgage£1,158
Costs£385
Management£130
Maintenance£50
Insurance£28
CapEx reserve£65
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£291
Returns
Return before costs on price5.48%
Cash return on cash-3.55%
Gross margin£866
Cash needed£98,525
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.08
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Winchester · cap £1,047/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Winchester
- LHA monthly cap:
- £1,047
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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 | £15,612 | £4,615 | £13,894 | £0 | £0 | -£2,897 | -£2,897 |
| Year 2 | £16,080 | £4,754 | £13,894 | £0 | £0 | -£2,567 | -£5,464 |
| Year 3 | £16,563 | £4,896 | £13,894 | £0 | £0 | -£2,227 | -£7,692 |
| Year 4 | £17,060 | £5,043 | £13,894 | £0 | £0 | -£1,877 | -£9,569 |
| Year 5 | £17,571 | £5,195 | £13,894 | £0 | £0 | -£1,517 | -£11,086 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
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 30.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,779
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£11,086
Acquisition costs
25% deposit£71,250
Stamp duty£18,500
Refurb£1,350
Legal + survey£2,150
Mortgage + broker£5,275
Cash needed£98,525
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
Provene Gardens By Marco Harris - Upon entering the property, the modern kitchen can be found to the right and has been thoughtfully updated with a range of fitted units and integrated appliances. Continuing through the property, the main living room provides a comfortable and welcoming space, with the real highlight being the extended reception area to the rear. Flooded with natural light, this versatile extension could work beautifully as a dining room, home office, playroo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice