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Year 5 disposal
⊞ View all 10
80/ 100
Strong
8.04% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.04% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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
+£185/mo
Barely breaks even each month
Price
£315K
No local sold comps to compare
Return · IRR
1.9%/yr
Modest annualised return
Cash to get in
£126K
Deposit + fees + refurb
Return before costs on price 8.04%5-yr return on cash 16%Rent est. £2,111 (£2,006–£2,221)
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: £2,006–£2,221/mo · n=51
Financing
DepositYour cash in — the rest is the mortgage25% · £78,750
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 (£13,309–£24,843 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £236,250 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 £200K–£400K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
+£185
after mortgage, operating costs & tax
Rent in£2,111/mo gross
£2,030/mo collected · £81/mo lost to voids
Where it goes
£1,280Mortgage£522Costs
£185/mo left as profit · 9% of rent kept
Mortgage£1,280
Costs£522
Management£211
Maintenance£67
Insurance£28
CapEx reserve£106
Voids + council tax£7
Ltd co. accounts£104
Tax£43
Profit+£185
Returns
Return before costs on price8.04%
Cash return on cash1.76%
Gross margin£1,507
Cash needed£125,870
Monthly profit payback56y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.59
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 | £25,332 | £6,268 | £15,356 | £0 | £705 | £3,003 | £3,003 |
| Year 2 | £26,092 | £6,456 | £15,356 | £0 | £813 | £3,467 | £6,470 |
| Year 3 | £26,875 | £6,650 | £15,356 | £0 | £925 | £3,944 | £10,414 |
| Year 4 | £27,681 | £6,849 | £15,356 | £0 | £1,040 | £4,436 | £14,850 |
| Year 5 | £28,511 | £7,054 | £15,356 | £0 | £1,159 | £4,942 | £19,791 |
Disposal gain (gross)-£17,304
CGT£0
Net Disposal proceeds£339,091
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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 profileFamily let
Tenant profilelikely cohortGU2 8EY · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Reading · 31.5 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 862 sqft
£23k–£45k
£ per sqft
building cost only
£26–£52
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,034–£11,206
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,482–£18,102
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history12d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£80,500 in 1998 → £315,000 asking
+291.3%in 28y
- 1998£80,500+27.8% in 3y
- 1995£63,000—
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 — +£185/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 | 8.04% | +£185 | £125,870 | 15.7% | Low | Feasible |
| Housing-benefit rent | 5.62% | -£380 | £125,870 | -9.7% | Med | Feasible |
| Council lease | 0.00% | -£1,479 | £125,870 | -71.1% | Low | Feasible |
| Refurb & refinance | 8.04% | +£185 | £148,718 | 13.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £363,493 | 4% | Med | Feasible |
| Rent by the room | 9.14% | -£269 | £125,870 | -0.6% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Guildford · cap £1,476/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £1,476
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
-£444/mo cash flow vs Rent it out if converted to Rent by the room
9.14% Return before costs on price converted vs 8.04% as-is
As-is Rent it out
Monthly profit+£227
Return before costs on price8.04%
Cash needed£90,648
If converted to Rent by the room
Monthly profit-£218
Return before costs on price9.14%
Cash needed£106,648
Δ vs Rent it out Monthly profit-£444
Show conversion detail
Conversion cost estimate
£60,000
Range: £52,500 – £70,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£54,578–£97,687full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,310–£6,896
- Replumb£3,448–£6,034
- Windows£9,482–£16,378
- Paint + decor£8,620–£14,654
- Flooring£12,068–£21,550
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- Not ratedRydes Hill Preparatory SchoolNot applicable · Other independent school · GU2 8BP
- Not ratedWey Valley CollegeNot applicable · Academy alternative provision converter · GU2 8AA
- Not ratedGuildford Grove Primary SchoolPrimary · Academy converter · GU2 8YD
- Not ratedSt Joseph's Catholic Primary SchoolPrimary · Academy converter · GU2 8YH
- Not ratedKings College GuildfordSecondary · Academy sponsor led · GU2 8DU
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£25,332
Section 24 credit£0
Annual tax due£705
Post-tax Monthly profit annual£2,029
Exit costs
Projected sale price (5y · 2%/yr growth)£347,785
Capital gain (pre-CGT)£32,785
Sale costs (~2.5%)£8,695
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£19,791
Rates as of Oct 2024
Acquisition costs
£125,870cash neededPurchase price£315,000
Deposit (25%)£78,750
Stamp duty+5% additional-property surcharge£21,500
Refurb£17,745
Legal + survey£2,150
Mortgage fees£5,725
Total cash neededdeposit + costs (loan covers the rest)£125,870
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A well presented 3 bedroom house arranged over 2 floors, offering bright and spacious living accommodation, a separate fitted kitchen, modern bathroom and private rear garden. The property enjoys a convenient setting close to local shops, schools and everyday amenities, with easy access to nearby green spaces and transport links. Ideal for families and commuters seeking a well-connected residential location. Please use the reference CHPK3085327 when contacting Foxtons.
Floor plans
Listing metarightmove · Foxtons
About this listing
12 days · RightmovePrice history
5-year price trend
Monthly profit
+£185
Cash needed
£126K
Return after costs
1.76%
IRR
1.85%
Listed 12d ago
Clover Road, Park Barn, Guildford, GU2
house · 3 bed · 1 bath · 862 sqft
£315,000
est £2,111 · 8.04% gross
1 / 10
80/100
Strong
8.04% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.04% Return before costs — above-market
Price
£315K
Return before costs
8.04%
est rent £2,111/monot enough comparablesRange £2,006–£2,221/mo (Q1–Q3)
Bedrooms
3
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: £2,006–£2,221/mo · n=51
Financing
DepositYour cash in — the rest is the mortgage25% · £78,750
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 (£13,309–£24,843 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £236,250 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 £200K–£400K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
+£185
after mortgage, operating costs & tax
Rent in£2,111/mo gross
£2,030/mo collected · £81/mo lost to voids
Where it goes
£1,280Mortgage£522Costs
£185/mo left as profit · 9% of rent kept
Mortgage£1,280
Costs£522
Management£211
Maintenance£67
Insurance£28
CapEx reserve£106
Voids + council tax£7
Ltd co. accounts£104
Tax£43
Profit+£185
Returns
Return before costs on price8.04%
Cash return on cash1.76%
Gross margin£1,507
Cash needed£125,870
Monthly profit payback56y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.59
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Guildford · cap £1,476/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Guildford
- LHA monthly cap:
- £1,476
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 | £25,332 | £6,268 | £15,356 | £0 | £705 | £3,003 | £3,003 |
| Year 2 | £26,092 | £6,456 | £15,356 | £0 | £813 | £3,467 | £6,470 |
| Year 3 | £26,875 | £6,650 | £15,356 | £0 | £925 | £3,944 | £10,414 |
| Year 4 | £27,681 | £6,849 | £15,356 | £0 | £1,040 | £4,436 | £14,850 |
| Year 5 | £28,511 | £7,054 | £15,356 | £0 | £1,159 | £4,942 | £19,791 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,071
Annual rental tax£519
CGT yr 5£0 · company level
5y net total£19,791
Acquisition costs
25% deposit£78,750
Stamp duty£21,500
Refurb£17,745
Legal + survey£2,150
Mortgage + broker£5,725
Cash needed£125,870
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
A well presented 3 bedroom house arranged over 2 floors, offering bright and spacious living accommodation, a separate fitted kitchen, modern bathroom and private rear garden. The property enjoys a convenient setting close to local shops, schools and everyday amenities, with easy access to nearby green spaces and transport links. Ideal for families and commuters seeking a well-connected residential location. Please use the reference CHPK3085327 when contacting Foxtons.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice