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Year 5 disposal
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Weak
3.38% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 3.38% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£2,213/mo — heavily negative — needs monthly capital injection
- -7.7% 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
−£2K/mo
You top up £2K/mo
Price
£1.10M
No local sold comps to compare
Return · IRR
-7.7%/yr
Loses money over 5 years
Cash to get in
£448K
Deposit + fees + refurb
Return before costs on price 3.38%5-yr return on cash -26%Rent est. £3,094 (£2,292–£4,177)
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: £2,292–£4,177/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £275,000
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 (£32,292–£60,278 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £825,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£2,213
after mortgage, operating costs & tax
Rent in£3,094/mo gross
£2,975/mo collected · £119/mo lost to voids
Where it goes
£4,469Mortgage
Outgoings exceed rent — you top up £2,213/mo
Mortgage£4,469
Costs£720
Management£309
Maintenance£100
Insurance£40
CapEx reserve£155
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£2,213
Returns
Return before costs on price3.38%
Cash return on cash-5.93%
Gross margin£2,255
Cash needed£448,006
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.67
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 | £37,128 | £8,637 | £53,625 | £0 | £0 | -£25,134 | -£25,134 |
| Year 2 | £38,242 | £8,896 | £53,625 | £0 | £0 | -£24,279 | -£49,413 |
| Year 3 | £39,389 | £9,163 | £53,625 | £0 | £0 | -£23,399 | -£72,811 |
| Year 4 | £40,571 | £9,438 | £53,625 | £0 | £0 | -£22,492 | -£95,303 |
| Year 5 | £41,788 | £9,721 | £53,625 | £0 | £0 | -£21,558 | -£116,861 |
Disposal gain (gross)-£71,379
CGT£0
Net Disposal proceeds£1,184,127
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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 profileFamily let
Tenant profilelikely cohortCO7 9LB · 6 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Cambridge · 69.5 km
Reason
6-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
6-bed · 4-bath · 3300 sqft
£77k–£147k
£ per sqft
building cost only
£23–£45
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 4 × bathroom · Full strip + retile£13,300–£26,600
- Paint + decor£23,100–£42,900
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£36,300–£69,300
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history0d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£499,995 in 2014 → £1,100,000 asking
+120.0%in 12y
- 2014£499,995+233.3% in 16y
- 1998£150,000—
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 — -£2,213/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 | 3.38% | -£2,213 | £448,006 | -26.1% | Low | Feasible |
| Housing-benefit rent | 1.36% | -£3,797 | £448,006 | -48.9% | Med | Feasible |
| Council lease | 1.36% | -£3,528 | £448,006 | -46.5% | Low | Feasible |
| Refurb & refinance | 3.38% | -£2,213 | £520,228 | -22.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £1,272,728 | 4% | Med | Feasible |
| Rent by the room | 4.06% | -£3,065 | £448,006 | -35.7% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Colchester · cap £1,247/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Colchester
- LHA monthly cap:
- £1,247
- 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
-£1,295/mo cash flow vs Rent it out if converted to Rent by the room
2.62% Return before costs on price converted vs 3.38% as-is
As-is Rent it out
Monthly profit-£1,989
Return before costs on price3.38%
Cash needed£286,898
If converted to Rent by the room
Monthly profit-£3,284
Return before costs on price2.62%
Cash needed£302,898
Δ vs Rent it out Monthly profit-£1,295
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£146,940–£273,580full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 4 × bathroom£22,800–£41,800
- Rewire£13,200–£23,100
- Replumb£9,900–£19,800
- Windows£33,000–£59,400
- Paint + decor£23,100–£42,900
- Flooring£36,300–£69,300
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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodBroomgrove Infant SchoolPrimary · Community school · CO7 9QB
- Not ratedBroomgrove Junior SchoolPrimary · Community school · CO7 9QB
- Not ratedMillfields Primary SchoolPrimary · Foundation school · CO7 9RD
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£37,128
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£26,562
Exit costs
Projected sale price (5y · 2%/yr growth)£1,214,489
Capital gain (pre-CGT)£114,489
Sale costs (~2.5%)£30,362
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-£116,861
Rates as of Oct 2024
Acquisition costs
£448,006cash neededPurchase price£1,100,000
Deposit (25%)£275,000
Stamp duty+5% additional-property surcharge£108,750
Refurb£43,056
Legal + survey£3,700
Mortgage fees£17,500
Total cash neededdeposit + costs (loan covers the rest)£448,006
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
WELCOME TO LAKESIDE LODGE
A rare opportunity to purchase a magnificent 6 bedroom family home, located on one of the most requested roads in Wivenhoe.
This executive property, which has been extended and beautifully reconfigured, offers approximately 3,300 sq ft of luxury and highly versatile living space,arranged over three floors. Occupying a fabulous quiet non-estate position adjoining a lake, surrounded by mature trees, Lakeside Lodge will impressdiscerning buyers lookin…
Floor plans
Nearby active comparables1 rental
Comparable rentals
CO7 · same beds + typeMedian nearby: £3,100/mo · 1 of 1 already let+£6 vs our est
- Blue Gates Farmhouse, Alresford, CO7Let6b£3,100/moMay 2026
Other deals nearby
CO7 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Town & Country Residential
About this listing
RightmovePrice history
5-year price trend
Monthly profit
−£2,213
Cash needed
£448K
Return after costs
-5.93%
IRR
-7.72%
Rectory Hill, Wivenhoe, Colchester, CO7
detached · 6 bed · 4 bath · 3,300 sqft
£1,100,000
est £3,094 · 3.38% gross
1 / 48
0/100
Marginal
3.38% — verify the rent + comps locally.
3.38% Return before costs — around the area average for this property type.
Monthly profit −£2,213/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£1.1M
Return before costs
3.38%
est rent £3,094/monot enough comparablesRange £2,292–£4,177/mo (Q1–Q3)
Bedrooms
6
4 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: £2,292–£4,177/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £275,000
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 (£32,292–£60,278 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £825,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£2,213
after mortgage, operating costs & tax
Rent in£3,094/mo gross
£2,975/mo collected · £119/mo lost to voids
Where it goes
£4,469Mortgage
Outgoings exceed rent — you top up £2,213/mo
Mortgage£4,469
Costs£720
Management£309
Maintenance£100
Insurance£40
CapEx reserve£155
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£2,213
Returns
Return before costs on price3.38%
Cash return on cash-5.93%
Gross margin£2,255
Cash needed£448,006
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.67
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Colchester · cap £1,247/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Colchester
- LHA monthly cap:
- £1,247
- 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 | £37,128 | £8,637 | £53,625 | £0 | £0 | -£25,134 | -£25,134 |
| Year 2 | £38,242 | £8,896 | £53,625 | £0 | £0 | -£24,279 | -£49,413 |
| Year 3 | £39,389 | £9,163 | £53,625 | £0 | £0 | -£23,399 | -£72,811 |
| Year 4 | £40,571 | £9,438 | £53,625 | £0 | £0 | -£22,492 | -£95,303 |
| Year 5 | £41,788 | £9,721 | £53,625 | £0 | £0 | -£21,558 | -£116,861 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£10,725
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£116,861
Acquisition costs
25% deposit£275,000
Stamp duty£108,750
Refurb£43,056
Legal + survey£3,700
Mortgage + broker£17,500
Cash needed£448,006
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
WELCOME TO LAKESIDE LODGE
A rare opportunity to purchase a magnificent 6 bedroom family home, located on one of the most requested roads in Wivenhoe.
This executive property, which has been extended and beautifully reconfigured, offers approximately 3,300 sq ft of luxury and highly versatile living space,arranged over three floors. Occupying a fabulous quiet non-estate position adjoining a lake, surrounded by mature trees, Lakeside Lodge will impressdiscerning buyers lookin…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice