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Year 5 disposal
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0/ 100
Weak
4.68% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£2,120/mo — heavily negative — needs monthly capital injection
- -7.9% 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
−£2K/mo
You top up £2K/mo
Price vs market
Above comparable sales
+11% vs 12 sold
Return · IRR
-7.9%/yr
Loses money over 5 years
Cash to get in
£436K
Deposit + fees + refurb
Price £1.13MReturn before costs on price 4.68%5-yr return on cash -25%Rent est. £4,390 (£4,085–£4,718)
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: £4,085–£4,718/mo · n=122
Financing
DepositYour cash in — the rest is the mortgage25% · £281,250
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 (£14,862–£27,742 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £843,750 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
-£2,120
after mortgage, operating costs & tax
Rent in£4,390/mo gross
£4,221/mo collected · £169/mo lost to voids
Where it goes
£4,570Mortgage£1,771Costs
Outgoings exceed rent — you top up £2,120/mo
Mortgage£4,570
Costs£1,771
Management£439
Maintenance£67
Insurance£40
CapEx reserve£220
Voids + council tax£5
Service charge + ground rent£852
Ltd co. accounts£104
Selective licensing£44
Tax—
Shortfall−£2,120
Returns
Return before costs on price4.68%
Cash return on cash-5.84%
Gross margin£2,450
Cash needed£435,666
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.92
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 | £52,680 | £21,250 | £54,844 | £0 | £0 | -£23,414 | -£23,414 |
| Year 2 | £54,260 | £21,888 | £54,844 | £0 | £0 | -£22,471 | -£45,885 |
| Year 3 | £55,888 | £22,544 | £54,844 | £0 | £0 | -£21,500 | -£67,384 |
| Year 4 | £57,565 | £23,220 | £54,844 | £0 | £0 | -£20,499 | -£87,884 |
| Year 5 | £59,292 | £23,917 | £54,844 | £0 | £0 | -£19,469 | -£107,353 |
Disposal gain (gross)-£50,502
CGT£0
Net Disposal proceeds£1,211,039
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 7AY · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
King's College London · 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 · 859 sqft · London ×1.4
£34k–£65k
£ per sqft
building cost only
£39–£76
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£8,590–£15,462
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,026–£22,334
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£1,064,700 in 2021 → £1,125,000 asking
+5.7%in 5y
- 2021£1,064,700—
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 — -£2,076/mo · £44/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 | 4.68% | -£2,120 | £435,666 | -24.6% | Low | Feasible |
| Housing-benefit rent | 1.81% | -£4,384 | £435,666 | -58.3% | Med | Feasible |
| Council lease | 1.81% | -£4,040 | £435,666 | -55.2% | Low | Feasible |
| ⭐ Refurb & refinance | 4.68% | -£2,076 | £499,842 | -20.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£1,063 | £1,269,467 | 6% | 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
-£2,347/mo cash flow vs Rent it out if converted to Rent by the room
2.56% Return before costs on price converted vs 4.68% as-is
As-is Rent it out
Monthly profit-£1,035
Return before costs on price4.68%
Cash needed£293,148
If converted to Rent by the room
Monthly profit-£3,382
Return before costs on price2.56%
Cash needed£309,148
Δ vs Rent it out Monthly profit-£2,347
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
£62,636–£116,859full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£4,295–£7,731
- Replumb£3,436–£6,872
- Windows£9,449–£17,180
- Paint + decor£8,590–£15,462
- Flooring£12,026–£22,334
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£52,680
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£25,440
Exit costs
Projected sale price (5y · 2%/yr growth)£1,242,091
Capital gain (pre-CGT)£117,091
Sale costs (~2.5%)£31,052
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-£107,353
Rates as of Oct 2024
Acquisition costs
£435,666cash neededPurchase price£1,125,000
Deposit (25%)£281,250
Stamp duty+5% additional-property surcharge£112,500
Refurb£19,816
Legal + survey£4,225
Mortgage fees£17,875
Total cash neededdeposit + costs (loan covers the rest)£435,666
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
JOHNS&CO are delighted to present this beautifully presented two-bedroom apartment in The Modern, the latest phase of the prestigious Embassy Gardens development.
Flooded with natural light, the apartment features impressive floor-to-ceiling windows with a dual aspect throughout the spacious open-plan kitchen and living area, which opens directly onto a private balcony. The property offers ample storage throughout, while the master bedroom benefits from a stylish en-suite ba…
Floor plans
Nearby active comparables5 deals
Comparable rentals
SW11 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · JOHNS&CO
About this listing
RightmovePrice history
5-year price trend
Monthly profit
−£2,120
Cash needed
£436K
Return after costs
-5.84%
IRR
-7.86%
The Modern, Embassy Gardens, London, SW11
flat · 2 bed · 2 bath · 859 sqft
£1,125,000
est £4,390 · 4.68% gross
1 / 24
0/100
Marginal
4.68% — verify the rent + comps locally.
4.68% Return before costs — around the area average for this property type.
Monthly profit −£2,120/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£1.1M
11% above sold comps
Return before costs
4.68%
est rent £4,390/monot enough comparablesRange £4,085–£4,718/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: £4,085–£4,718/mo · n=122
Financing
DepositYour cash in — the rest is the mortgage25% · £281,250
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 (£14,862–£27,742 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £843,750 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
-£2,120
after mortgage, operating costs & tax
Rent in£4,390/mo gross
£4,221/mo collected · £169/mo lost to voids
Where it goes
£4,570Mortgage£1,771Costs
Outgoings exceed rent — you top up £2,120/mo
Mortgage£4,570
Costs£1,771
Management£439
Maintenance£67
Insurance£40
CapEx reserve£220
Voids + council tax£5
Service charge + ground rent£852
Ltd co. accounts£104
Selective licensing£44
Tax—
Shortfall−£2,120
Returns
Return before costs on price4.68%
Cash return on cash-5.84%
Gross margin£2,450
Cash needed£435,666
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.92
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 | £52,680 | £21,250 | £54,844 | £0 | £0 | -£23,414 | -£23,414 |
| Year 2 | £54,260 | £21,888 | £54,844 | £0 | £0 | -£22,471 | -£45,885 |
| Year 3 | £55,888 | £22,544 | £54,844 | £0 | £0 | -£21,500 | -£67,384 |
| Year 4 | £57,565 | £23,220 | £54,844 | £0 | £0 | -£20,499 | -£87,884 |
| Year 5 | £59,292 | £23,917 | £54,844 | £0 | £0 | -£19,469 | -£107,353 |
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£9,462.74/yr
Ground rentDoubling clauses kill mortgageability£750/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£10,969
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£107,353
Acquisition costs
25% deposit£281,250
Stamp duty£112,500
Refurb£19,816
Legal + survey£4,225
Mortgage + broker£17,875
Cash needed£435,666
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
JOHNS&CO are delighted to present this beautifully presented two-bedroom apartment in The Modern, the latest phase of the prestigious Embassy Gardens development.
Flooded with natural light, the apartment features impressive floor-to-ceiling windows with a dual aspect throughout the spacious open-plan kitchen and living area, which opens directly onto a private balcony. The property offers ample storage throughout, while the master bedroom benefits from a stylish en-suite ba…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice