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Year 5 disposal
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0/ 100
Weak
4.47% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£759/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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£759/mo
You top up £759/mo
Price
£363K
No local sold comps to compare
Return · IRR
-7.0%/yr
Loses money over 5 years
Cash to get in
£141K
Deposit + fees + refurb
Return before costs on price 4.47%5-yr return on cash -28%Rent est. £1,350 (£1,194–£1,526)
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: £1,194–£1,526/mo · n=42
Financing
DepositYour cash in — the rest is the mortgage25% · £90,625
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 (£11,473–£21,416 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £271,875 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
-£759
after mortgage, operating costs & tax
Rent in£1,350/mo gross
£1,298/mo collected · £52/mo lost to voids
Where it goes
£1,473Mortgage£584Costs
Outgoings exceed rent — you top up £759/mo
Mortgage£1,473
Costs£584
Management£135
Maintenance£67
Insurance£28
CapEx reserve£68
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£759
Returns
Return before costs on price4.47%
Cash return on cash-6.45%
Gross margin£714
Cash needed£141,135
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.88
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 | £16,200 | £7,008 | £17,672 | £0 | £0 | -£8,479 | -£8,479 |
| Year 2 | £16,686 | £7,218 | £17,672 | £0 | £0 | -£8,204 | -£16,683 |
| Year 3 | £17,187 | £7,434 | £17,672 | £0 | £0 | -£7,920 | -£24,603 |
| Year 4 | £17,702 | £7,657 | £17,672 | £0 | £0 | -£7,627 | -£32,230 |
| Year 5 | £18,233 | £7,887 | £17,672 | £0 | £0 | -£7,326 | -£39,555 |
Disposal gain (gross)-£16,348
CGT£0
Net Disposal proceeds£390,224
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
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
OK
Floor
EWS1 typically required above 18m
Floor 1
Lender impact
1st 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 cohortCH1 2HT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Liverpool · 24.1 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 · 1065 sqft
£30k–£58k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£7,455–£13,845
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,715–£22,365
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
Strategy matrix
Council lease wins — -£699/mo · £59/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 | 4.47% | -£759 | £141,135 | -28.0% | Low | Feasible |
| Housing-benefit rent | 2.23% | -£1,355 | £141,135 | -54.9% | Med | Feasible |
| ⭐ Council lease | 4.47% | -£699 | £141,135 | -27.7% | Low | Feasible |
| Refurb & refinance | 4.47% | -£759 | £165,379 | -23.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £412,691 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- West Cheshire
- LHA monthly cap:
- £673
- Scheme type:
- other
- Premium:
- +700% 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
+£120/mo cash flow vs Rent it out if converted to Rent by the room
7.94% Return before costs on price converted vs 4.47% as-is
As-is Rent it out
Monthly profit-£523
Return before costs on price4.47%
Cash needed£102,523
If converted to Rent by the room
Monthly profit-£403
Return before costs on price7.94%
Cash needed£118,523
Δ vs Rent it out Monthly profit+£120
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£59,925–£108,315full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 2 × bathroom£11,700–£21,450
- Rewire£4,260–£7,455
- Replumb£3,195–£6,390
- Windows£10,650–£19,170
- Paint + decor£8,520–£13,845
- Flooring£12,780–£22,365
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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedAbbey School for Exceptional ChildrenNot applicable · Other independent special school · CH1 2HU
- Not ratedThe Queen's SchoolNot applicable · Other independent school · CH1 2NN
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£16,200
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£9,102
Exit costs
Projected sale price (5y · 2%/yr growth)£400,229
Capital gain (pre-CGT)£37,729
Sale costs (~2.5%)£10,006
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-£39,555
Rates as of Oct 2024
Acquisition costs
£141,135cash neededPurchase price£362,500
Deposit (25%)£90,625
Stamp duty+5% additional-property surcharge£26,250
Refurb£15,297
Legal + survey£2,525
Mortgage fees£6,438
Total cash neededdeposit + costs (loan covers the rest)£141,135
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
*LAST NEW APARTMENT AVAILABLE IN THE DEVELOPMENT*
A two bedroom 1st floor apartment positioned at the front of Centurion House overlooking Northgate Street. There is a large open plan kitchen/living/ dining room. The principal bedroom has a dressing area and large en-suite bathroom. It enjoys views of the Roman city Walls and Northgate Street.
Indulge in the pinnacle of sophisticated city living at Centurion House, Chester– the latest residential development by award winnin…
Floor plans
Listing metarightmove · Legat Owen
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£759
Cash needed
£141K
Return after costs
-6.45%
IRR
-7.02%
Listed 1d ago
Centurion House, Northgate Street, Chester
flat · 2 bed · 2 bath · 1,065 sqft
£362,500
est £1,350 · 4.47% gross
1 / 18
0/100
Marginal
4.47% — verify the rent + comps locally.
4.47% Return before costs — around the area average for this property type.
Monthly profit −£759/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£363K
Return before costs
4.47%
est rent £1,350/monot enough comparablesRange £1,194–£1,526/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: £1,194–£1,526/mo · n=42
Financing
DepositYour cash in — the rest is the mortgage25% · £90,625
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 (£11,473–£21,416 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £271,875 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
-£759
after mortgage, operating costs & tax
Rent in£1,350/mo gross
£1,298/mo collected · £52/mo lost to voids
Where it goes
£1,473Mortgage£584Costs
Outgoings exceed rent — you top up £759/mo
Mortgage£1,473
Costs£584
Management£135
Maintenance£67
Insurance£28
CapEx reserve£68
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£759
Returns
Return before costs on price4.47%
Cash return on cash-6.45%
Gross margin£714
Cash needed£141,135
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.88
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- West Cheshire
- LHA monthly cap:
- £673
- Scheme type:
- other
- Premium:
- +700% 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 | £16,200 | £7,008 | £17,672 | £0 | £0 | -£8,479 | -£8,479 |
| Year 2 | £16,686 | £7,218 | £17,672 | £0 | £0 | -£8,204 | -£16,683 |
| Year 3 | £17,187 | £7,434 | £17,672 | £0 | £0 | -£7,920 | -£24,603 |
| Year 4 | £17,702 | £7,657 | £17,672 | £0 | £0 | -£7,627 | -£32,230 |
| Year 5 | £18,233 | £7,887 | £17,672 | £0 | £0 | -£7,326 | -£39,555 |
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£3,534
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£39,555
Acquisition costs
25% deposit£90,625
Stamp duty£26,250
Refurb£15,297
Legal + survey£2,525
Mortgage + broker£6,438
Cash needed£141,135
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
*LAST NEW APARTMENT AVAILABLE IN THE DEVELOPMENT*
A two bedroom 1st floor apartment positioned at the front of Centurion House overlooking Northgate Street. There is a large open plan kitchen/living/ dining room. The principal bedroom has a dressing area and large en-suite bathroom. It enjoys views of the Roman city Walls and Northgate Street.
Indulge in the pinnacle of sophisticated city living at Centurion House, Chester– the latest residential development by award winnin…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice