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Year 5 disposal
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0/ 100
Weak
2.93% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 2.93% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£914/mo — heavily negative — needs monthly capital injection
- -9.0% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£914/mo
You top up £914/mo
Price vs market
Above comparable sales
+33% vs 12 sold
Return · IRR
-9.0%/yr
Loses money over 5 years
Cash to get in
£131K
Deposit + fees + refurb
Price £340KReturn before costs on price 2.93%5-yr return on cash -39%Rent est. £831 (£759–£910)
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: £759–£910/mo · n=113
Financing
DepositYour cash in — the rest is the mortgage25% · £85,000
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 (£10,350–£19,320 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £255,000 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£914
after mortgage, operating costs & tax
Rent in£831/mo gross
£799/mo collected · £32/mo lost to voids
Where it goes
£1,381Mortgage£332Costs
Outgoings exceed rent — you top up £914/mo
Mortgage£1,381
Costs£332
Management£83
Maintenance£67
Insurance£28
CapEx reserve£42
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£914
Returns
Return before costs on price2.93%
Cash return on cash-8.37%
Gross margin£468
Cash needed£131,050
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.58
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 | £9,972 | £3,978 | £16,575 | £0 | £0 | -£10,581 | -£10,581 |
| Year 2 | £10,271 | £4,098 | £16,575 | £0 | £0 | -£10,401 | -£20,983 |
| Year 3 | £10,579 | £4,221 | £16,575 | £0 | £0 | -£10,216 | -£31,199 |
| Year 4 | £10,897 | £4,347 | £16,575 | £0 | £0 | -£10,026 | -£41,225 |
| Year 5 | £11,224 | £4,478 | £16,575 | £0 | £0 | -£9,829 | -£51,054 |
Disposal gain (gross)-£13,947
CGT£0
Net Disposal proceeds£366,003
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
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 cohortCH49 4LJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Liverpool John Moores · 7.9 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 · 886 sqft
£23k–£45k
£ per sqft
building cost only
£26–£51
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,202–£11,518
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,746–£18,606
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history1d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£320,000 in 2025 → £340,000 asking
+6.3%in 1y
- 2025£320,000+52.4% in 13y
- 2012£210,000+1.0% in 3y
- 2009£208,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — -£791/mo · £123/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 | 2.93% | -£914 | £131,050 | -39.0% | Low | Feasible |
| Housing-benefit rent | 1.85% | -£1,201 | £131,050 | -52.5% | Med | Feasible |
| ⭐ Council lease | 2.93% | -£791 | £131,050 | -34.5% | Low | Feasible |
| Refurb & refinance | 2.93% | -£914 | £153,570 | -33.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £385,470 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Wirral · cap £524/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Wirral
- LHA monthly cap:
- £524
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£541/mo cash flow vs Rent it out if converted to Rent by the room
8.47% Return before costs on price converted vs 2.93% as-is
As-is Rent it out
Monthly profit-£857
Return before costs on price2.93%
Cash needed£96,898
If converted to Rent by the room
Monthly profit-£315
Return before costs on price8.47%
Cash needed£112,898
Δ vs Rent it out Monthly profit+£541
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£47,452–£85,955full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£3,544–£6,202
- Replumb£2,658–£5,316
- Windows£8,860–£15,948
- Paint + decor£7,088–£11,518
- Flooring£10,632–£18,606
Comparables
sold within 0.5 miWide · CV 40.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Requires improvementOverchurch Junior SchoolPrimary · Academy sponsor led · CH49 4NS
- Not ratedHayfield SchoolNot applicable · Community special school · CH49 4LN
- Not ratedOverchurch Infant SchoolPrimary · Community school · CH49 4NS
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£9,972
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£10,965
Exit costs
Projected sale price (5y · 2%/yr growth)£375,387
Capital gain (pre-CGT)£35,387
Sale costs (~2.5%)£9,385
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-£51,054
Rates as of Oct 2024
Acquisition costs
£131,050cash neededPurchase price£340,000
Deposit (25%)£85,000
Stamp duty+5% additional-property surcharge£24,000
Refurb£13,800
Legal + survey£2,150
Mortgage fees£6,100
Total cash neededdeposit + costs (loan covers the rest)£131,050
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A well-positioned detached bungalow offering excellent potential, off-road parking, an outbuilding and rear garden in a popular residential area close to local amenities and transport connections
Description Situated in a popular residential road within Warden Hill, this detached bungalow offers well-proportioned accommodation together with excellent potential for improvement and modernisation. The property comprises an entrance hall, sitting/dining room, fitted kitchen, do…
Floor plans
Listing metarightmove · CJ Hole
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£914
Cash needed
£131K
Return after costs
-8.37%
IRR
-9.02%
Listed 1d ago
Norwich Drive, Cheltenham, GL51
bungalow · 2 bed · 1 bath · 886 sqft
£340,000
est £831 · 2.93% gross
1 / 20
0/100
Marginal
2.93% — verify the rent + comps locally.
2.93% Return before costs — around the area average for this property type.
Monthly profit −£914/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£340K
33% above sold comps
Return before costs
2.93%
est rent £831/monot enough comparablesRange £759–£910/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: £759–£910/mo · n=113
Financing
DepositYour cash in — the rest is the mortgage25% · £85,000
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 (£10,350–£19,320 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £255,000 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£914
after mortgage, operating costs & tax
Rent in£831/mo gross
£799/mo collected · £32/mo lost to voids
Where it goes
£1,381Mortgage£332Costs
Outgoings exceed rent — you top up £914/mo
Mortgage£1,381
Costs£332
Management£83
Maintenance£67
Insurance£28
CapEx reserve£42
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£914
Returns
Return before costs on price2.93%
Cash return on cash-8.37%
Gross margin£468
Cash needed£131,050
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.58
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Wirral · cap £524/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Wirral
- LHA monthly cap:
- £524
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £9,972 | £3,978 | £16,575 | £0 | £0 | -£10,581 | -£10,581 |
| Year 2 | £10,271 | £4,098 | £16,575 | £0 | £0 | -£10,401 | -£20,983 |
| Year 3 | £10,579 | £4,221 | £16,575 | £0 | £0 | -£10,216 | -£31,199 |
| Year 4 | £10,897 | £4,347 | £16,575 | £0 | £0 | -£10,026 | -£41,225 |
| Year 5 | £11,224 | £4,478 | £16,575 | £0 | £0 | -£9,829 | -£51,054 |
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 miWide · CV 40.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,315
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£51,054
Acquisition costs
25% deposit£85,000
Stamp duty£24,000
Refurb£13,800
Legal + survey£2,150
Mortgage + broker£6,100
Cash needed£131,050
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 well-positioned detached bungalow offering excellent potential, off-road parking, an outbuilding and rear garden in a popular residential area close to local amenities and transport connections
Description Situated in a popular residential road within Warden Hill, this detached bungalow offers well-proportioned accommodation together with excellent potential for improvement and modernisation. The property comprises an entrance hall, sitting/dining room, fitted kitchen, do…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice