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Year 5 disposal
BMV -43%
⊞ View all 12
100/ 100
Strong
Strong investment fundamentals.
Why it works
- 16.84% return before costs — above-market
- Priced below market -43% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (229 yrs) — no short-lease drag
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- 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
+£109/mo
Barely breaks even each month
Price vs market
Below market value
-43% vs 12 sold · interior unseen
Return · IRR
3.5%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £85KCash to buy £40KReturn before costs on price 16.84%5-yr return on cash 26%Rent est. £1,193 (£1,050–£1,355)
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: £1,050–£1,355/mo · n=103
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
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 (£)
Tiered estimate (cosmetic refurb): £6,427–£13,902 range from £/sqft + per-room model
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £63,750 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£109
after mortgage, operating costs & tax
Rent in£1,193/mo gross
£1,147/mo collected · £46/mo lost to voids
Where it goes
£345Mortgage£667Costs
£109/mo left as profit · 10% of rent kept
Mortgage£345
Costs£667
Management£119
Maintenance£67
Insurance£20
CapEx reserve£60
Voids + council tax£7
Service charge + ground rent£290
Ltd co. accounts£104
Tax£26
Profit+£109
Returns
Return before costs on price16.84%
Cash return on cash3.28%
Gross margin£480
Cash needed£39,940
Monthly profit payback30y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.32
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 | £14,316 | £8,002 | £4,144 | £0 | £412 | £1,758 | £1,758 |
| Year 2 | £14,745 | £8,242 | £4,144 | £0 | £448 | £1,911 | £3,669 |
| Year 3 | £15,188 | £8,490 | £4,144 | £0 | £485 | £2,069 | £5,738 |
| Year 4 | £15,643 | £8,744 | £4,144 | £0 | £524 | £2,231 | £7,970 |
| Year 5 | £16,113 | £9,007 | £4,144 | £0 | £563 | £2,399 | £10,369 |
Disposal gain (gross)-£9,914
CGT£0
Net Disposal proceeds£91,501
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold229 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
229 yr
Extracted from listing description · verify with solicitor
Tenure & planning229 yr
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
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 cohortNR1 1PR · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 92.9 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 history10d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£163,000 in 2016 → £85,000 asking
-47.9%in 10y
- 2016£163,000-7.9% in 9y
- 2007£177,000—
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 — +£109/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 | 16.84% | +£109 | £39,940 | 26.0% | Low | Feasible |
| Housing-benefit rent | 9.78% | -£318 | £39,940 | -39.0% | Med | Feasible |
| Council lease | 9.78% | -£168 | £39,940 | -23.6% | Low | Feasible |
| Refurb & refinance | 16.84% | +£109 | £68,025 | 15.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£481 | £125,250 | -20% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Central Norfolk & Norwich · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Norfolk & Norwich
- LHA monthly cap:
- £693
- Scheme type:
- PSL
- Premium:
- +0% 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
+£200/mo cash flow vs Rent it out if converted to Rent by the room
33.88% Return before costs on price converted vs 16.84% as-is
As-is Rent it out
Monthly profit+£351
Return before costs on price16.84%
Cash needed£33,148
If converted to Rent by the room
Monthly profit+£551
Return before costs on price33.88%
Cash needed£49,148
Δ vs Rent it out Monthly profit+£200
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
£27,086–£51,000full refurb + room split
⚠️ Capped at 60% of £85,000 asking (£51,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,482–£10,964
- 1 × bathroom£3,617–£6,630
- Rewire£2,056–£3,598
- Replumb£1,542–£3,084
- Windows£5,139–£9,251
- Paint + decor£3,598–£6,681
- Flooring£5,653–£10,793
Comparables
sold within 0.5 miWide · CV 37.0%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 ratedCharles Darwin Primary SchoolPrimary · Free schools · NR1 1DJ
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£14,316
Section 24 credit£0
Annual tax due£412
Post-tax Monthly profit annual£1,207
Exit costs
Projected sale price (5y · 2%/yr growth)£93,847
Capital gain (pre-CGT)£8,847
Sale costs (~2.5%)£2,346
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£10,369
Rates as of Oct 2024
Acquisition costs
£39,940cash neededPurchase price£85,000
Deposit (25%)£21,250
Stamp duty+5% additional-property surcharge£4,250
Refurb£10,165
Legal + survey£2,000
Mortgage fees£2,275
Total cash neededdeposit + costs (loan covers the rest)£39,940
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
FOR SALE BY LIVESTREAM AUCTION ON WEDNESDAY 21st OCTOBER 2026 AT 10:00AM TO REGISTER FOR LEGAL PACKS AND BIDDING INSTRUCTIONS PLEASE VISIT OUR WEBSITE
Well presented first floor purpose built two bedroom flat with allocated parking space
Of interest to cash buyers is this purpose built first floor two bedroom flat. It extends to around 50 sq/m, is double glazed, has electric heating and benefits from an allocated underground parking space. It was previously let at £1,150 pc…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
NR1 · same beds + typeMedian nearby: £1,200/mo · 12 of 20 already let+£7 vs our est
- Polypin Yard, Norwich, Norfolk NR1Let2b£130,000/moMay 2026
- Geoffrey Watling Way, Norwich, NR1Let2b£1,300/moMay 2026
- Northampton Court, Ketts Hill, Norwic…Let2b£900/moMay 2026
- Flat 42 Eastgate House, 122 Thorpe Ro…2b£1,295/moMay 2026
- Lower Clarence Road, NORWICH2b£1,200/moMay 2026
- Wherry Road, Norwich, NR1Let2b£1,100/moMay 2026
- Geoffrey Watling Way, Norwich, NR12b£1,300/moMay 2026
- Blue Mill, Paper Mill Yard, Norwich,…2b£1,100/moMay 2026
- Victoria Street, Norwich NR1Let2b£995/moMay 2026
- Bracondale Court, Norwich NR1Let2b£1,195/moMay 2026
- Bracondale Court, Norwich2b£1,100/moMay 2026
- Paper Mill Yard, NORWICH2b£1,400/moMay 2026
- Foundry Court, Recorder Road, Norwich…Let2b£1,075/moMay 2026
- Wherry Road, Norwich, NR1Let2b£1,200/moMay 2026
- Victoria Street, Norwich2b£995/moMay 2026
- Geoffrey Watling Way, NORWICHLet2b£1,200/moMay 2026
- 23 Cattle Market Street, NORWICH2b£1,365/moMay 2026
- Regency Court, Norwich, NR1Let2b£1,195/moMay 2026
- Sentinel House, NR1Let2b£1,200/moMay 2026
- Mineral Court, NR1 1FZLet2b£1,250/moMay 2026
Listing metarightmove · Auction House
About this listing
10 days · RightmovePrice history
5-year price trend
Monthly profit
+£109
Cash needed
£40K
Return after costs
3.28%
IRR
3.47%
Listed 10d ago
63, GREYFRIARS ROAD, NORWICH, NR1 1PR
✓ Verified address
flat · 2 bed · 1 bath
£85,000
est £1,193 · 16.84% gross
Chain freeLeasehold 229yrEPC C
Priced below market
1 / 12
100/100
Strong
Real 16.84% — fundamentals work.
Priced below market -43% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
16.84% Return before costs — above-market
Chain free
Price
£85K
43% below sold comps
Return before costs
16.84%
est rent £1,193/monot enough comparablesRange £1,050–£1,355/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: £1,050–£1,355/mo · n=103
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
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 (£)
Tiered estimate (cosmetic refurb): £6,427–£13,902 range from £/sqft + per-room model
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £63,750 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£109
after mortgage, operating costs & tax
Rent in£1,193/mo gross
£1,147/mo collected · £46/mo lost to voids
Where it goes
£345Mortgage£667Costs
£109/mo left as profit · 10% of rent kept
Mortgage£345
Costs£667
Management£119
Maintenance£67
Insurance£20
CapEx reserve£60
Voids + council tax£7
Service charge + ground rent£290
Ltd co. accounts£104
Tax£26
Profit+£109
Returns
Return before costs on price16.84%
Cash return on cash3.28%
Gross margin£480
Cash needed£39,940
Monthly profit payback30y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.32
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Central Norfolk & Norwich · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Norfolk & Norwich
- LHA monthly cap:
- £693
- Scheme type:
- PSL
- Premium:
- +0% 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 | £14,316 | £8,002 | £4,144 | £0 | £412 | £1,758 | £1,758 |
| Year 2 | £14,745 | £8,242 | £4,144 | £0 | £448 | £1,911 | £3,669 |
| Year 3 | £15,188 | £8,490 | £4,144 | £0 | £485 | £2,069 | £5,738 |
| Year 4 | £15,643 | £8,744 | £4,144 | £0 | £524 | £2,231 | £7,970 |
| Year 5 | £16,113 | £9,007 | £4,144 | £0 | £563 | £2,399 | £10,369 |
Rent by the room upside
What we verified
5306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining229 yr
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
Service chargeReduces net yield£3,200/yr
Ground rentDoubling clauses kill mortgageability£270/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 37.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£829
Annual rental tax£308
CGT yr 5£0 · company level
5y net total£10,369
Acquisition costs
25% deposit£21,250
Stamp duty£4,250
Refurb£10,165
Legal + survey£2,000
Mortgage + broker£2,275
Cash needed£39,940
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
FOR SALE BY LIVESTREAM AUCTION ON WEDNESDAY 21st OCTOBER 2026 AT 10:00AM TO REGISTER FOR LEGAL PACKS AND BIDDING INSTRUCTIONS PLEASE VISIT OUR WEBSITE
Well presented first floor purpose built two bedroom flat with allocated parking space
Of interest to cash buyers is this purpose built first floor two bedroom flat. It extends to around 50 sq/m, is double glazed, has electric heating and benefits from an allocated underground parking space. It was previously let at £1,150 pc…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice