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Year 5 disposal
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0/ 100
Weak
3.72% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 3.72% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,388/mo — heavily negative — needs monthly capital injection
- -8.8% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£1K/mo
You top up £1K/mo
Price
£585K
No local sold comps to compare
Return · IRR
-8.8%/yr
Loses money over 5 years
Cash to get in
£223K
Deposit + fees + refurb
Return before costs on price 3.72%5-yr return on cash -34%Rent est. £1,815 (£1,644–£2,004)
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: £1,644–£2,004/mo · n=98
Financing
DepositYour cash in — the rest is the mortgage25% · £146,250
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 (£11,066–£20,656 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £438,750 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,388
after mortgage, operating costs & tax
Rent in£1,815/mo gross
£1,745/mo collected · £70/mo lost to voids
Where it goes
£2,377Mortgage£756Costs
Outgoings exceed rent — you top up £1,388/mo
Mortgage£2,377
Costs£756
Management£182
Maintenance£67
Insurance£40
CapEx reserve£91
Voids + council tax£9
Service charge + ground rent£264
Ltd co. accounts£104
Tax—
Shortfall−£1,388
Returns
Return before costs on price3.72%
Cash return on cash-7.48%
Gross margin£989
Cash needed£222,629
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.73
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 | £21,780 | £9,076 | £28,519 | £0 | £0 | -£15,815 | -£15,815 |
| Year 2 | £22,433 | £9,348 | £28,519 | £0 | £0 | -£15,434 | -£31,248 |
| Year 3 | £23,106 | £9,629 | £28,519 | £0 | £0 | -£15,041 | -£46,289 |
| Year 4 | £23,800 | £9,918 | £28,519 | £0 | £0 | -£14,637 | -£60,926 |
| Year 5 | £24,514 | £10,215 | £28,519 | £0 | £0 | -£14,220 | -£75,146 |
Disposal gain (gross)-£21,864
CGT£0
Net Disposal proceeds£629,740
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
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 cohortBA2 6FJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bath · 2.2 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 · 2-bath · 763 sqft
£24k–£48k
£ per sqft
building cost only
£32–£63
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,341–£9,919
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,393–£16,023
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history4d on marketno cuts yet
Strategy matrix
Rent it out wins — -£1,388/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 | 3.72% | -£1,388 | £222,629 | -33.8% | Low | Feasible |
| Housing-benefit rent | 2.00% | -£2,134 | £222,629 | -55.0% | Med | Feasible |
| Council lease | 2.00% | -£1,924 | £222,629 | -51.1% | Low | Feasible |
| Refurb & refinance | 3.72% | -£1,388 | £257,781 | -29.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£475 | £657,506 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Bath · cap £977/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £977
- Scheme type:
- leasing
- 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
-£257/mo cash flow vs Rent it out if converted to Rent by the room
4.92% Return before costs on price converted vs 3.72% as-is
As-is Rent it out
Monthly profit-£1,015
Return before costs on price3.72%
Cash needed£158,148
If converted to Rent by the room
Monthly profit-£1,272
Return before costs on price4.92%
Cash needed£174,148
Δ vs Rent it out Monthly profit-£257
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
£48,000
Range: £40,800 – £57,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 94% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 94% (349 decisions)
≈0.0% within 100 m vs 10% policy
£52,197–£99,192full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£3,052–£6,104
- Replumb£2,289–£5,341
- Windows£7,630–£14,497
- Paint + decor£6,867–£12,208
- Flooring£9,919–£18,312
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
Local HMO policy & concentration
≈0.0% within 100 m vs 10% policy
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodBathampton Primary SchoolPrimary · Academy converter · BA2 6TQ
- GoodBathwick St Mary Church SchoolPrimary · Academy converter · BA2 6NN
- Not ratedKing Edward's SchoolNot applicable · Other independent school · BA2 6HU
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£21,780
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£16,652
Exit costs
Projected sale price (5y · 2%/yr growth)£645,887
Capital gain (pre-CGT)£60,887
Sale costs (~2.5%)£16,147
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-£75,146
Rates as of Oct 2024
Acquisition costs
£222,629cash neededPurchase price£585,000
Deposit (25%)£146,250
Stamp duty+5% additional-property surcharge£48,500
Refurb£14,754
Legal + survey£3,350
Mortgage fees£9,775
Total cash neededdeposit + costs (loan covers the rest)£222,629
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A Beautifully Restored Victorian Home with Contemporary Elegance
A two bedroom, two bathroom first-floor lateral apartment offering an exceptional combination of period character, high ceilings, quality finishes and modern energy-efficient living.
The Apartment forms part of an exclusive collection of just eight homes within Argyle House, a distinctive Victorian building thoughtfully transformed by Bedstone Developments.
Positioned on the first floor and at the tear of the…
Floor plans
Listing metarightmove · CSQUARED RESIDENTIAL LTD
About this listing
4 days · RightmovePrice history
5-year price trend
Monthly profit
−£1,388
Cash needed
£223K
Return after costs
-7.48%
IRR
-8.76%
Listed 4d ago
Argyle House, Bath, BA2
flat · 2 bed · 2 bath · 763 sqft
£585,000
est £1,815 · 3.72% gross
Leasehold 999yr
1 / 12
0/100
Marginal
3.72% — verify the rent + comps locally.
3.72% Return before costs — around the area average for this property type.
Monthly profit −£1,388/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£585K
Return before costs
3.72%
est rent £1,815/monot enough comparablesRange £1,644–£2,004/mo (Q1–Q3)
Bedrooms
2
2 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: £1,644–£2,004/mo · n=98
Financing
DepositYour cash in — the rest is the mortgage25% · £146,250
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 (£11,066–£20,656 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £438,750 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,388
after mortgage, operating costs & tax
Rent in£1,815/mo gross
£1,745/mo collected · £70/mo lost to voids
Where it goes
£2,377Mortgage£756Costs
Outgoings exceed rent — you top up £1,388/mo
Mortgage£2,377
Costs£756
Management£182
Maintenance£67
Insurance£40
CapEx reserve£91
Voids + council tax£9
Service charge + ground rent£264
Ltd co. accounts£104
Tax—
Shortfall−£1,388
Returns
Return before costs on price3.72%
Cash return on cash-7.48%
Gross margin£989
Cash needed£222,629
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.73
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bath · cap £977/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £977
- Scheme type:
- leasing
- 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 | £21,780 | £9,076 | £28,519 | £0 | £0 | -£15,815 | -£15,815 |
| Year 2 | £22,433 | £9,348 | £28,519 | £0 | £0 | -£15,434 | -£31,248 |
| Year 3 | £23,106 | £9,629 | £28,519 | £0 | £0 | -£15,041 | -£46,289 |
| Year 4 | £23,800 | £9,918 | £28,519 | £0 | £0 | -£14,637 | -£60,926 |
| Year 5 | £24,514 | £10,215 | £28,519 | £0 | £0 | -£14,220 | -£75,146 |
Rent by the room upside
What we verified
4207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remainingFreehold
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£2,870/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,704
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£75,146
Acquisition costs
25% deposit£146,250
Stamp duty£48,500
Refurb£14,754
Legal + survey£3,350
Mortgage + broker£9,775
Cash needed£222,629
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 Beautifully Restored Victorian Home with Contemporary Elegance
A two bedroom, two bathroom first-floor lateral apartment offering an exceptional combination of period character, high ceilings, quality finishes and modern energy-efficient living.
The Apartment forms part of an exclusive collection of just eight homes within Argyle House, a distinctive Victorian building thoughtfully transformed by Bedstone Developments.
Positioned on the first floor and at the tear of the…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice