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Year 5 disposal
BMV -17%
⊞ View all 15
40/ 100
Caution
7.22% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.22% return before costs — above-market
- Priced below market -17% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£175/mo — mildly negative — equity build may cover
- -1.9% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£175/mo
You top up £175/mo
Price vs market
Below market value
-17% vs 12 sold · interior unseen
Return · IRR
-1.9%/yr
Loses money over 5 years
Cash left in
£61K
Stays in after refinancing at value
Price £250KCash to buy £99KReturn before costs on price 7.22%5-yr return on cash -4%Rent est. £1,505 (£1,456–£1,556)
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: £1,456–£1,556/mo · n=63
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£10,565–£19,722 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £187,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£175
after mortgage, operating costs & tax
Rent in£1,505/mo gross
£1,447/mo collected · £58/mo lost to voids
Where it goes
£1,016Mortgage£606Costs
Outgoings exceed rent — you top up £175/mo
Mortgage£1,016
Costs£606
Management£151
Maintenance£67
Insurance£28
CapEx reserve£75
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£175
Returns
Return before costs on price7.22%
Cash return on cash-2.12%
Gross margin£841
Cash needed£98,862
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.42
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 | £18,060 | £7,276 | £12,188 | £0 | £0 | -£1,403 | -£1,403 |
| Year 2 | £18,602 | £7,494 | £12,188 | £0 | £0 | -£1,080 | -£2,483 |
| Year 3 | £19,160 | £7,719 | £12,188 | £0 | £0 | -£747 | -£3,230 |
| Year 4 | £19,735 | £7,951 | £12,188 | £0 | £0 | -£404 | -£3,634 |
| Year 5 | £20,327 | £8,189 | £12,188 | £0 | £0 | -£50 | -£3,684 |
Disposal gain (gross)-£12,492
CGT£0
Net Disposal proceeds£269,120
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
£12/yr
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 8BD · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Bath · 2.4 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 · 1-bath · 721 sqft
£20k–£40k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,047–£9,373
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,931–£15,141
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
£183,000 in 2007 → £250,000 asking
+36.6%in 19y
- 2007£183,000+87.7% in 7y
- 2000£97,500+62.5% in 2y
- 1998£60,000—
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 — -£175/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 | 7.22% | -£175 | £98,862 | -3.7% | Low | Feasible |
| Housing-benefit rent | 4.69% | -£667 | £98,862 | -34.3% | Med | Feasible |
| Council lease | 4.69% | -£462 | £98,862 | -25.9% | Low | Feasible |
| Refurb & refinance | 7.22% | -£175 | £116,997 | -3.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £287,247 | 4% | 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
-£5/mo cash flow vs Rent it out if converted to Rent by the room
11.52% Return before costs on price converted vs 7.22% as-is
As-is Rent it out
Monthly profit+£34
Return before costs on price7.22%
Cash needed£74,398
If converted to Rent by the room
Monthly profit+£29
Return before costs on price11.52%
Cash needed£90,398
Δ vs Rent it out Monthly profit-£5
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
£44,109–£84,259full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 1 × bathroom£6,450–£11,825
- Rewire£2,884–£5,768
- Replumb£2,163–£5,047
- Windows£7,210–£13,699
- Paint + decor£6,489–£11,536
- Flooring£9,373–£17,304
Comparables
sold within 0.5 miWide · CV 28.1%Med confidence
Loading 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
- OutstandingSwainswick Church SchoolPrimary · Academy converter · BA1 8DB
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£18,060
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,098
Exit costs
Projected sale price (5y · 2%/yr growth)£276,020
Capital gain (pre-CGT)£26,020
Sale costs (~2.5%)£6,901
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-£3,684
Rates as of Oct 2024
Acquisition costs
£98,862cash neededPurchase price£250,000
Deposit (25%)£62,500
Stamp duty+5% additional-property surcharge£15,000
Refurb£14,087
Legal + survey£2,525
Mortgage fees£4,750
Total cash neededdeposit + costs (loan covers the rest)£98,862
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Coming soon...Located on the edge of Lower Swainswick, Pitman Court is just 1 mile away from the city centre of Bath with good bus links down the bus lane. There is a lovely park opposite the road leading to the apartments. The nearby village of Larkhall offers excellent local amenities which include a doctors, dental practice, chemist, supermarket, an award winning deli, greengrocers, butchers, a gourmet takeaway, 2 public houses, a popular gastro pub and excellent state pri…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
BA1 · same beds + typeMedian nearby: £1,875/mo · 8 of 20 already let+£370 vs our est
- Highgate, Longmead Terrace, BathLet2b£2,000/moMay 2026
- Highgate, Longmead Terrace, BathLet2b£2,250/moMay 2026
- Newbridge Hill, Bath2b£1,695/moMay 2026
- The Weston, Newbridge Road, Bath, BA12b£1,800/moMay 2026
- Great Bedford StreetLet2b£1,395/moMay 2026
- Cleveland Place East, Bath, BA12b£1,750/moMay 2026
- Vineyards Bath BA12b£2,250/moMay 2026
- Flat 3, 12 Union Passage, Bath2b£2,200/moMay 2026
- Portland Place2b£1,250/moMay 2026
- Belton Court, High Street, Weston2b£1,300/moMay 2026
- 8 Camden Crescent , Bath, BA12b£1,800/moMay 2026
- Park Street, Bath, BA1Let2b£1,700/moMay 2026
- Russell Street, Ground Floor Flat, Ba…Let2b£1,850/moMay 2026
- Cheap Street, BathLet2b£1,975/moMay 2026
- Lansdown Crescent, Bath, BA12b£2,850/moMay 2026
- The Regina, Bennett Street2b£1,900/moMay 2026
- Riverview Court, Bath, BA1Let2b£2,000/moMay 2026
- Manvers Street, BathLet2b£2,400/moMay 2026
- Manvers Street, Bath2b£2,500/moMay 2026
- Green Park, BATH2b£1,700/moMay 2026
Other deals nearby
BA1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Strattons and Partners
About this listing
RightmovePrice history
5-year price trend
Monthly profit
−£175
Cash needed
£99K
Return after costs
-2.12%
IRR
-1.94%
Pitman Court, Bath
flat · 2 bed · 1 bath · 721 sqft
£250,000
est £1,505 · 7.22% gross
Priced below market
1 / 15
40/100
Caution
7.22% — verify the rent + comps locally.
Priced below market -17% vs 12 nearby sold (last 12 mo)
7.22% Return before costs — above-market
Price
£250K
17% below sold comps
Return before costs
7.22%
est rent £1,505/monot enough comparablesRange £1,456–£1,556/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: £1,456–£1,556/mo · n=63
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£10,565–£19,722 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £187,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£175
after mortgage, operating costs & tax
Rent in£1,505/mo gross
£1,447/mo collected · £58/mo lost to voids
Where it goes
£1,016Mortgage£606Costs
Outgoings exceed rent — you top up £175/mo
Mortgage£1,016
Costs£606
Management£151
Maintenance£67
Insurance£28
CapEx reserve£75
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£175
Returns
Return before costs on price7.22%
Cash return on cash-2.12%
Gross margin£841
Cash needed£98,862
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.42
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 | £18,060 | £7,276 | £12,188 | £0 | £0 | -£1,403 | -£1,403 |
| Year 2 | £18,602 | £7,494 | £12,188 | £0 | £0 | -£1,080 | -£2,483 |
| Year 3 | £19,160 | £7,719 | £12,188 | £0 | £0 | -£747 | -£3,230 |
| Year 4 | £19,735 | £7,951 | £12,188 | £0 | £0 | -£404 | -£3,634 |
| Year 5 | £20,327 | £8,189 | £12,188 | £0 | £0 | -£50 | -£3,684 |
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 miWide · CV 28.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,438
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,684
Acquisition costs
25% deposit£62,500
Stamp duty£15,000
Refurb£14,087
Legal + survey£2,525
Mortgage + broker£4,750
Cash needed£98,862
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
Coming soon...Located on the edge of Lower Swainswick, Pitman Court is just 1 mile away from the city centre of Bath with good bus links down the bus lane. There is a lovely park opposite the road leading to the apartments. The nearby village of Larkhall offers excellent local amenities which include a doctors, dental practice, chemist, supermarket, an award winning deli, greengrocers, butchers, a gourmet takeaway, 2 public houses, a popular gastro pub and excellent state pri…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice