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Year 5 disposal
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0/ 100
Weak
4.10% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£1,882/mo — heavily negative — needs monthly capital injection
- -7.0% 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
£1.15M
No local sold comps to compare
Return · IRR
-7.0%/yr
Loses money over 5 years
Cash to get in
£451K
Deposit + fees + refurb
Return before costs on price 4.10%5-yr return on cash -21%Rent est. £3,925 (£3,004–£5,128)
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: £3,004–£5,128/mo · n=179
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 (£18,673–£34,856 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
-£1,882
after mortgage, operating costs & tax
Rent in£3,925/mo gross
£3,774/mo collected · £151/mo lost to voids
Where it goes
£4,672Mortgage£985Costs
Outgoings exceed rent — you top up £1,882/mo
Mortgage£4,672
Costs£985
Management£393
Maintenance£67
Insurance£40
CapEx reserve£196
Voids + council tax£10
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£1,882
Returns
Return before costs on price4.10%
Cash return on cash-5.01%
Gross margin£2,789
Cash needed£451,122
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.81
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 | £47,100 | £11,815 | £56,063 | £0 | £0 | -£20,777 | -£20,777 |
| Year 2 | £48,513 | £12,169 | £56,063 | £0 | £0 | -£19,718 | -£40,495 |
| Year 3 | £49,968 | £12,534 | £56,063 | £0 | £0 | -£18,628 | -£59,124 |
| Year 4 | £51,467 | £12,910 | £56,063 | £0 | £0 | -£17,505 | -£76,629 |
| Year 5 | £53,011 | £13,297 | £56,063 | £0 | £0 | -£16,348 | -£92,977 |
Disposal gain (gross)-£57,421
CGT£0
Net Disposal proceeds£1,237,951
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortSW10 9HE · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 1.6 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 · 1122 sqft · London ×1.4
£40k–£77k
£ per sqft
building cost only
£36–£68
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£11,220–£20,196
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£15,708–£29,172
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£1,423,000 in 2015 → £1,150,000 asking
-19.2%in 11y
- 2015£1,423,000+115.6% in 7y
- 2008£660,000+185.7% in 12y
- 1996£231,000—
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 — -£1,882/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 | 4.10% | -£1,882 | £451,122 | -20.6% | Low | Feasible |
| Housing-benefit rent | 1.87% | -£3,730 | £451,122 | -46.9% | Med | Feasible |
| Council lease | 1.87% | -£3,358 | £451,122 | -43.6% | Low | Feasible |
| Refurb & refinance | 4.10% | -£1,882 | £518,581 | -17.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£386 | £1,305,331 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Central London · cap £1,789/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central London
- LHA monthly cap:
- £1,789
- Scheme type:
- PSL
- 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
-£1,970/mo cash flow vs Rent it out if converted to Rent by the room
2.50% Return before costs on price converted vs 4.10% as-is
As-is Rent it out
Monthly profit-£1,510
Return before costs on price4.10%
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-£1,970
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
£74,208–£138,162full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£5,610–£10,098
- Replumb£4,488–£8,976
- Windows£12,342–£22,440
- Paint + decor£11,220–£20,196
- Flooring£15,708–£29,172
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 & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- GoodServite RC Primary SchoolPrimary · Voluntary aided school · SW10 9NA
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£47,100
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£22,589
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-£92,977
Rates as of Oct 2024
Acquisition costs
£451,122cash neededPurchase price£1,150,000
Deposit (25%)£287,500
Stamp duty+5% additional-property surcharge£116,250
Refurb£24,897
Legal + survey£4,225
Mortgage fees£18,250
Total cash neededdeposit + costs (loan covers the rest)£451,122
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
An elegant and exceptionally well-proportioned two-bedroom, two-bathroom apartment, extending to approximately 1,122 sq ft, ideally positioned on Redcliffe Gardens.
Set on the raised ground floor of an attractive period building, the property offers well balanced accommodation with impressive high ceilings throughout, a bright and spacious reception room, separate kitchen and two generously sized bedrooms. The principal bedroom benefits from built-in storage and a stylish en…
Floor plans
Listing metarightmove · Draper London
About this listing
RightmovePrice history
5-year price trend
Monthly profit
−£1,882
Cash needed
£451K
Return after costs
-5.01%
IRR
-6.98%
Redcliffe Gardens, Earl's Court, London, SW10
flat · 2 bed · 2 bath · 1,122 sqft
£1,150,000
est £3,925 · 4.10% gross
1 / 14
0/100
Marginal
4.10% — verify the rent + comps locally.
4.10% Return before costs — around the area average for this property type.
Monthly profit −£1,882/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£1.1M
Return before costs
4.10%
est rent £3,925/monot enough comparablesRange £3,004–£5,128/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: £3,004–£5,128/mo · n=179
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 (£18,673–£34,856 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
-£1,882
after mortgage, operating costs & tax
Rent in£3,925/mo gross
£3,774/mo collected · £151/mo lost to voids
Where it goes
£4,672Mortgage£985Costs
Outgoings exceed rent — you top up £1,882/mo
Mortgage£4,672
Costs£985
Management£393
Maintenance£67
Insurance£40
CapEx reserve£196
Voids + council tax£10
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£1,882
Returns
Return before costs on price4.10%
Cash return on cash-5.01%
Gross margin£2,789
Cash needed£451,122
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.81
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Central London · cap £1,789/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central London
- LHA monthly cap:
- £1,789
- Scheme type:
- PSL
- 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 | £47,100 | £11,815 | £56,063 | £0 | £0 | -£20,777 | -£20,777 |
| Year 2 | £48,513 | £12,169 | £56,063 | £0 | £0 | -£19,718 | -£40,495 |
| Year 3 | £49,968 | £12,534 | £56,063 | £0 | £0 | -£18,628 | -£59,124 |
| Year 4 | £51,467 | £12,910 | £56,063 | £0 | £0 | -£17,505 | -£76,629 |
| Year 5 | £53,011 | £13,297 | £56,063 | £0 | £0 | -£16,348 | -£92,977 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 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£11,213
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£92,977
Acquisition costs
25% deposit£287,500
Stamp duty£116,250
Refurb£24,897
Legal + survey£4,225
Mortgage + broker£18,250
Cash needed£451,122
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 elegant and exceptionally well-proportioned two-bedroom, two-bathroom apartment, extending to approximately 1,122 sq ft, ideally positioned on Redcliffe Gardens.
Set on the raised ground floor of an attractive period building, the property offers well balanced accommodation with impressive high ceilings throughout, a bright and spacious reception room, separate kitchen and two generously sized bedrooms. The principal bedroom benefits from built-in storage and a stylish en…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice