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Year 5 disposal
⊞ View all 14
27/ 100
Weak
7.67% return before costs — verify the rent + comps locally.
Why it works
- 7.67% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£235/mo — significantly negative — real recurring drain
- -6.4% 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
−£235/mo
You top up £235/mo
Price vs market
Above comparable sales
+78% vs 7 sold
Return · IRR
-6.4%/yr
Loses money over 5 years
Cash to get in
£45K
Deposit + fees + refurb
Price £130KReturn before costs on price 7.67%5-yr return on cash -24%Rent est. £831 (£799–£864)
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: £799–£864/mo · n=12
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 (£1,013–£1,890 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
-£235
after mortgage, operating costs & tax
Rent in£831/mo gross
£799/mo collected · £32/mo lost to voids
Where it goes
£528Mortgage£506Costs
Outgoings exceed rent — you top up £235/mo
Mortgage£528
Costs£506
Management£83
Maintenance£67
Insurance£20
CapEx reserve£42
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£10
Tax—
Shortfall−£235
Returns
Return before costs on price7.67%
Cash return on cash-6.22%
Gross margin£293
Cash needed£45,400
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.51
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 | £9,972 | £6,073 | £6,338 | £0 | £0 | -£2,439 | -£2,439 |
| Year 2 | £10,271 | £6,255 | £6,338 | £0 | £0 | -£2,322 | -£4,761 |
| Year 3 | £10,579 | £6,443 | £6,338 | £0 | £0 | -£2,201 | -£6,962 |
| Year 4 | £10,897 | £6,636 | £6,338 | £0 | £0 | -£2,077 | -£9,039 |
| Year 5 | £11,224 | £6,836 | £6,338 | £0 | £0 | -£1,949 | -£10,989 |
Disposal gain (gross)-£8
CGT£0
Net Disposal proceeds£139,942
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 1
Lender impact
1st 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 cohortPE4 5EN · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 53.6 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 history15d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£124,000 in 2025 → £130,000 asking
+4.8%in 1y
- 2025£124,000+100.0% in 23y
- 2002£62,000+34.8% in 2y
- 2000£46,000—
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 · £110/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 | 7.67% | -£235 | £45,400 | -24.2% | Low | Feasible |
| Housing-benefit rent | 6.44% | -£387 | £45,400 | -42.5% | Med | Feasible |
| ⭐ Council lease | 7.67% | -£115 | £45,400 | -11.8% | Low | Feasible |
| Refurb & refinance | 7.67% | -£225 | £52,440 | -19.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £140,490 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Peterborough
- LHA monthly cap:
- £698
- Scheme type:
- PSL
- Premium:
- +900% 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
+£445/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 7.67% as-is
As-is Rent it out
Monthly profit-£36
Return before costs on price7.67%
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+£445
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
£41,426–£78,000full refurb + room split
⚠️ Capped at 60% of £130,000 asking (£78,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,384–£16,768
- 1 × bathroom£5,531–£10,141
- Rewire£3,144–£5,502
- Replumb£2,358–£4,716
- Windows£7,860–£14,148
- Paint + decor£5,502–£10,218
- Flooring£8,646–£16,506
Comparables
sold within 0.5 miWide · CV 41.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedWilliam Law CofE Primary SchoolPrimary · Academy converter · PE4 5DT
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£9,972
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,822
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-£10,989
Rates as of Oct 2024
Acquisition costs
£45,400cash neededPurchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£1,350
Legal + survey£2,000
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£45,400
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Located in a cul de sac in Werrington, this two bedroom, 1st floor flat has been renovated by the current owner. Featuring a dedicated parking space, entrance hall, living room, kitchen, 2 bedrooms and a bathroom. This home is a fantastic first time buyers opportunity or investment.
'' Renovated throughout ''
Entrance - Door to side and stairs to first floor.
First Floor - Loft access, cupboard and radiator.
Living Room - 7' 9" (min) (2.36m) 9' 8"(max) x 16' 8"(min) (2.95…
Floor plans
Listing metarightmove · Rosedale Property Agents
About this listing
15 days · RightmovePrice history
5-year price trend
Monthly profit
−£235
Cash needed
£45K
Return after costs
-6.22%
IRR
-6.45%
Listed 15d ago
Danish Court, Werrington, Peterborough
flat · 2 bed · 1 bath
£130,000
est £831 · 7.67% gross
EPC C
1 / 14
27/100
Marginal
7.67% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.67% Return before costs — above-market
Price
£130K
78% above sold comps
Return before costs
7.67%
est rent £831/monot enough comparablesRange £799–£864/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £799–£864/mo · n=12
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 (£1,013–£1,890 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
-£235
after mortgage, operating costs & tax
Rent in£831/mo gross
£799/mo collected · £32/mo lost to voids
Where it goes
£528Mortgage£506Costs
Outgoings exceed rent — you top up £235/mo
Mortgage£528
Costs£506
Management£83
Maintenance£67
Insurance£20
CapEx reserve£42
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£10
Tax—
Shortfall−£235
Returns
Return before costs on price7.67%
Cash return on cash-6.22%
Gross margin£293
Cash needed£45,400
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.51
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Peterborough
- LHA monthly cap:
- £698
- Scheme type:
- PSL
- Premium:
- +900% 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 | £9,972 | £6,073 | £6,338 | £0 | £0 | -£2,439 | -£2,439 |
| Year 2 | £10,271 | £6,255 | £6,338 | £0 | £0 | -£2,322 | -£4,761 |
| Year 3 | £10,579 | £6,443 | £6,338 | £0 | £0 | -£2,201 | -£6,962 |
| Year 4 | £10,897 | £6,636 | £6,338 | £0 | £0 | -£2,077 | -£9,039 |
| Year 5 | £11,224 | £6,836 | £6,338 | £0 | £0 | -£1,949 | -£10,989 |
Rent by the room upside
What we verified
3306
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▾
EPCEnergy efficiency ratingC
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 41.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,268
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,989
Acquisition costs
25% deposit£32,500
Stamp duty£6,600
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£2,950
Cash needed£45,400
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
Located in a cul de sac in Werrington, this two bedroom, 1st floor flat has been renovated by the current owner. Featuring a dedicated parking space, entrance hall, living room, kitchen, 2 bedrooms and a bathroom. This home is a fantastic first time buyers opportunity or investment.
'' Renovated throughout ''
Entrance - Door to side and stairs to first floor.
First Floor - Loft access, cupboard and radiator.
Living Room - 7' 9" (min) (2.36m) 9' 8"(max) x 16' 8"(min) (2.95…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice