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Year 5 disposal
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0/ 100
Weak
4.53% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£2,620/mo — heavily negative — needs monthly capital injection
- -9.2% 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
−£3K/mo
You top up £3K/mo
Price vs market
Above comparable sales
+14% vs 12 sold
Return · IRR
-9.2%/yr
Loses money over 5 years
Cash to get in
£449K
Deposit + fees + refurb
Price £1.15MReturn before costs on price 4.53%5-yr return on cash -31%Rent est. £4,337 (£3,915–£4,804)
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: £3,915–£4,804/mo · n=143
Financing
DepositYour cash in — the rest is the mortgage25% · £287,500
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 (£16,949–£31,637 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £862,500 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£2,620
after mortgage, operating costs & tax
Rent in£4,337/mo gross
£4,170/mo collected · £167/mo lost to voids
Where it goes
£4,672Mortgage£2,119Costs
Outgoings exceed rent — you top up £2,620/mo
Mortgage£4,672
Costs£2,119
Management£434
Maintenance£67
Insurance£40
CapEx reserve£217
Voids + council tax£6
Service charge + ground rent£1,208
Ltd co. accounts£104
Selective licensing£43
Tax—
Shortfall−£2,620
Returns
Return before costs on price4.53%
Cash return on cash-7.01%
Gross margin£2,052
Cash needed£448,823
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.89
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 | £52,044 | £25,424 | £56,063 | £0 | £0 | -£29,443 | -£29,443 |
| Year 2 | £53,605 | £26,187 | £56,063 | £0 | £0 | -£28,644 | -£58,087 |
| Year 3 | £55,213 | £26,972 | £56,063 | £0 | £0 | -£27,821 | -£85,908 |
| Year 4 | £56,870 | £27,782 | £56,063 | £0 | £0 | -£26,974 | -£112,882 |
| Year 5 | £58,576 | £28,615 | £56,063 | £0 | £0 | -£26,102 | -£138,984 |
Disposal gain (gross)-£55,122
CGT£0
Net Disposal proceeds£1,237,951
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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 cohortSW11 7DN · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 3.4 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 · 1003 sqft · London ×1.4
£37k–£71k
£ per sqft
building cost only
£37–£71
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£10,030–£18,054
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,042–£26,078
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history2d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£955,000 in 2016 → £1,150,000 asking
+20.4%in 10y
- 2016£955,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Refurb & refinance wins — -£2,577/mo · £43/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 4.53% | -£2,620 | £448,823 | -31.0% | Low | Feasible |
| Housing-benefit rent | 1.77% | -£4,843 | £448,823 | -63.0% | Med | Feasible |
| Council lease | 1.77% | -£4,498 | £448,823 | -60.0% | Low | Feasible |
| ⭐ Refurb & refinance | 4.53% | -£2,577 | £515,362 | -26.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£1,419 | £1,302,112 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Inner South West London · cap £1,695/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Inner South West London
- LHA monthly cap:
- £1,695
- 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
-£2,304/mo cash flow vs Rent it out if converted to Rent by the room
2.50% Return before costs on price converted vs 4.53% as-is
As-is Rent it out
Monthly profit-£1,175
Return before costs on price4.53%
Cash needed£299,398
If converted to Rent by the room
Monthly profit-£3,479
Return before costs on price2.50%
Cash needed£315,398
Δ vs Rent it out Monthly profit-£2,304
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
£56,000
Range: £47,600 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£68,972–£128,523full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£5,015–£9,027
- Replumb£4,012–£8,024
- Windows£11,033–£20,060
- Paint + decor£10,030–£18,054
- Flooring£14,042–£26,078
Comparables
sold within 0.5 miWide · CV 17.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£52,044
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£31,444
Exit costs
Projected sale price (5y · 2%/yr growth)£1,269,693
Capital gain (pre-CGT)£119,693
Sale costs (~2.5%)£31,742
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-£138,984
Rates as of Oct 2024
Acquisition costs
£448,823cash neededPurchase price£1,150,000
Deposit (25%)£287,500
Stamp duty+5% additional-property surcharge£116,250
Refurb£22,598
Legal + survey£4,225
Mortgage fees£18,250
Total cash neededdeposit + costs (loan covers the rest)£448,823
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
An exquisite two-bedroom duplex apartment extending to approximately 1,145 sq ft, beautifully finished throughout and enjoying a tranquil outlook across the landscaped gardens of the prestigious Embassy Gardens development.
Arranged over two levels, this exceptional residence combines sophisticated contemporary design with generous proportions and meticulous attention to detail.
The elegant open-plan reception and dining room features rich herringbone timber flooring, expan…
Floor plans
Nearby active comparables5 deals
Comparable rentals
SW11 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Battersea & Nine Elms Estates
About this listing
2 days · RightmovePrice history
5-year price trend
Monthly profit
−£2,620
Cash needed
£449K
Return after costs
-7.01%
IRR
-9.19%
Listed 2d ago
Capital Building, Embassy Gardens, SW11
flat · 2 bed · 2 bath · 1,003 sqft
£1,150,000
est £4,337 · 4.53% gross
1 / 35
0/100
Marginal
4.53% — verify the rent + comps locally.
4.53% Return before costs — around the area average for this property type.
Monthly profit −£2,620/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£1.1M
14% above sold comps
Return before costs
4.53%
est rent £4,337/monot enough comparablesRange £3,915–£4,804/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: £3,915–£4,804/mo · n=143
Financing
DepositYour cash in — the rest is the mortgage25% · £287,500
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 (£16,949–£31,637 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £862,500 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£2,620
after mortgage, operating costs & tax
Rent in£4,337/mo gross
£4,170/mo collected · £167/mo lost to voids
Where it goes
£4,672Mortgage£2,119Costs
Outgoings exceed rent — you top up £2,620/mo
Mortgage£4,672
Costs£2,119
Management£434
Maintenance£67
Insurance£40
CapEx reserve£217
Voids + council tax£6
Service charge + ground rent£1,208
Ltd co. accounts£104
Selective licensing£43
Tax—
Shortfall−£2,620
Returns
Return before costs on price4.53%
Cash return on cash-7.01%
Gross margin£2,052
Cash needed£448,823
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.89
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Inner South West London · cap £1,695/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Inner South West London
- LHA monthly cap:
- £1,695
- 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 | £52,044 | £25,424 | £56,063 | £0 | £0 | -£29,443 | -£29,443 |
| Year 2 | £53,605 | £26,187 | £56,063 | £0 | £0 | -£28,644 | -£58,087 |
| Year 3 | £55,213 | £26,972 | £56,063 | £0 | £0 | -£27,821 | -£85,908 |
| Year 4 | £56,870 | £27,782 | £56,063 | £0 | £0 | -£26,974 | -£112,882 |
| Year 5 | £58,576 | £28,615 | £56,063 | £0 | £0 | -£26,102 | -£138,984 |
Rent by the room upside
What we verified
2507
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▾
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£13,694.06/yr
Ground rentDoubling clauses kill mortgageability£800/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 17.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£11,213
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£138,984
Acquisition costs
25% deposit£287,500
Stamp duty£116,250
Refurb£22,598
Legal + survey£4,225
Mortgage + broker£18,250
Cash needed£448,823
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
An exquisite two-bedroom duplex apartment extending to approximately 1,145 sq ft, beautifully finished throughout and enjoying a tranquil outlook across the landscaped gardens of the prestigious Embassy Gardens development.
Arranged over two levels, this exceptional residence combines sophisticated contemporary design with generous proportions and meticulous attention to detail.
The elegant open-plan reception and dining room features rich herringbone timber flooring, expan…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice