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Year 5 disposal
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Caution
7.97% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.97% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£10/mo — mildly negative — equity build may cover
- -0.1% 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
−£10/mo
You top up £10/mo
Price
£280K
No local sold comps to compare
Return · IRR
-0.1%/yr
Loses money over 5 years
Cash to get in
£107K
Deposit + fees + refurb
Return before costs on price 7.97%5-yr return on cash 6%Rent est. £1,859 (£1,576–£2,193)
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: £1,576–£2,193/mo · n=87
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 (£8,709–£16,257 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £210,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£10
after mortgage, operating costs & tax
Rent in£1,859/mo gross
£1,788/mo collected · £72/mo lost to voids
Where it goes
£1,138Mortgage£660Costs
Outgoings exceed rent — you top up £10/mo
Mortgage£1,138
Costs£660
Management£186
Maintenance£67
Insurance£28
CapEx reserve£93
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£10
Returns
Return before costs on price7.97%
Cash return on cash-0.12%
Gross margin£1,127
Cash needed£107,337
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.57
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 | £22,308 | £7,925 | £13,650 | £0 | £139 | £594 | £594 |
| Year 2 | £22,977 | £8,162 | £13,650 | £0 | £221 | £944 | £1,538 |
| Year 3 | £23,667 | £8,407 | £13,650 | £0 | £306 | £1,303 | £2,841 |
| Year 4 | £24,377 | £8,660 | £13,650 | £0 | £393 | £1,674 | £4,515 |
| Year 5 | £25,108 | £8,919 | £13,650 | £0 | £482 | £2,057 | £6,572 |
Disposal gain (gross)-£10,723
CGT£0
Net Disposal proceeds£301,414
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£315/yr
High ground rent — £315/year
Above the £250 assured-tenancy threshold. Risk of forfeiture proceedings on missed payments. Some lenders cap acceptable ground rent at this level.
Extracted from listing description · verify with solicitor
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 cohortBA1 1AR · 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 · 1-bath · 565 sqft
£17k–£35k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,955–£7,345
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,215–£11,865
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history1d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£225,000 in 2012 → £280,000 asking
+24.4%in 14y
- 2012£225,000—
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 — -£10/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 | 7.97% | -£10 | £107,337 | 6.1% | Low | Feasible |
| Housing-benefit rent | 4.19% | -£791 | £107,337 | -38.5% | Med | Feasible |
| Council lease | 4.19% | -£584 | £107,337 | -30.7% | Low | Feasible |
| Refurb & refinance | 7.97% | -£10 | £125,982 | 5.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £316,782 | 5% | 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
-£253/mo cash flow vs Rent it out if converted to Rent by the room
10.29% Return before costs on price converted vs 7.97% as-is
As-is Rent it out
Monthly profit+£172
Return before costs on price7.97%
Cash needed£81,898
If converted to Rent by the room
Monthly profit-£81
Return before costs on price10.29%
Cash needed£97,898
Δ vs Rent it out Monthly profit-£253
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
£52,800
Range: £45,600 – £62,400
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
£38,025–£72,715full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- Rewire£2,260–£4,520
- Replumb£1,695–£3,955
- Windows£5,650–£10,735
- Paint + decor£5,085–£9,040
- Flooring£7,345–£13,560
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 & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedBath College16 plus · Further education · BA1 1UP
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£22,308
Section 24 credit£0
Annual tax due£139
Post-tax Monthly profit annual-£264
Exit costs
Projected sale price (5y · 2%/yr growth)£309,143
Capital gain (pre-CGT)£29,143
Sale costs (~2.5%)£7,729
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£6,572
Rates as of Oct 2024
Acquisition costs
£107,337cash neededPurchase price£280,000
Deposit (25%)£70,000
Stamp duty+5% additional-property surcharge£18,000
Refurb£11,612
Legal + survey£2,525
Mortgage fees£5,200
Total cash neededdeposit + costs (loan covers the rest)£107,337
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A modern two double bedroom apartment in this most central of locations, offered with no onward chain. Located above the vibrant Southgate development, the flat has access to communal outdoor space, along with bicycle and bin stores, all accessed by either lift or stairs.
ACOMMODATION
Entrance hall with utility cupboard
Spacious open plan sitting/dining/kitchen
Two double bedrooms
Modern bathroom
LOCATION
The flat occupies such a central and excellent position, above t…
Floor plans
Listing metarightmove · Whiteley Helyar
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£10
Cash needed
£107K
Return after costs
-0.12%
IRR
-0.11%
Listed 1d ago
New Marchants Passage, Bath
flat · 2 bed · 1 bath · 565 sqft
£280,000
est £1,859 · 7.97% gross
1 / 8
40/100
Caution
7.97% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.97% Return before costs — above-market
Price
£280K
Return before costs
7.97%
est rent £1,859/monot enough comparablesRange £1,576–£2,193/mo (Q1–Q3)
Bedrooms
2
1 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: £1,576–£2,193/mo · n=87
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 (£8,709–£16,257 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £210,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£10
after mortgage, operating costs & tax
Rent in£1,859/mo gross
£1,788/mo collected · £72/mo lost to voids
Where it goes
£1,138Mortgage£660Costs
Outgoings exceed rent — you top up £10/mo
Mortgage£1,138
Costs£660
Management£186
Maintenance£67
Insurance£28
CapEx reserve£93
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£10
Returns
Return before costs on price7.97%
Cash return on cash-0.12%
Gross margin£1,127
Cash needed£107,337
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.57
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £22,308 | £7,925 | £13,650 | £0 | £139 | £594 | £594 |
| Year 2 | £22,977 | £8,162 | £13,650 | £0 | £221 | £944 | £1,538 |
| Year 3 | £23,667 | £8,407 | £13,650 | £0 | £306 | £1,303 | £2,841 |
| Year 4 | £24,377 | £8,660 | £13,650 | £0 | £393 | £1,674 | £4,515 |
| Year 5 | £25,108 | £8,919 | £13,650 | £0 | £482 | £2,057 | £6,572 |
Rent by the room upside
What we verified
2307
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
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£2,730
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£6,572
Acquisition costs
25% deposit£70,000
Stamp duty£18,000
Refurb£11,612
Legal + survey£2,525
Mortgage + broker£5,200
Cash needed£107,337
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 modern two double bedroom apartment in this most central of locations, offered with no onward chain. Located above the vibrant Southgate development, the flat has access to communal outdoor space, along with bicycle and bin stores, all accessed by either lift or stairs.
ACOMMODATION
Entrance hall with utility cupboard
Spacious open plan sitting/dining/kitchen
Two double bedrooms
Modern bathroom
LOCATION
The flat occupies such a central and excellent position, above t…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice