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Year 5 disposal
BMV -23%
⊞ View all 16
0/ 100
Weak
8.31% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.31% return before costs — above-market
- Priced below market -23% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Lease 48 yrs — mortgageability risk
- Monthly profit −£208/mo — significantly negative — real recurring drain
- -6.8% 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
−£208/mo
You top up £208/mo
Price vs market
Below market value
-23% vs 12 sold · interior unseen
Return · IRR
-6.8%/yr
Loses money over 5 years
Cash left in
£18K
Stays in after refinancing at value
Price £95KCash to buy £39KReturn before costs on price 8.31%5-yr return on cash -26%Rent est. £658 (£554–£782)
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: £554–£782/mo · n=72
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £71,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£208
after mortgage, operating costs & tax
Rent in£658/mo gross
£633/mo collected · £25/mo lost to voids
Where it goes
£386Mortgage£455Costs
Outgoings exceed rent — you top up £208/mo
Mortgage£386
Costs£455
Management£66
Maintenance£67
Insurance£20
CapEx reserve£33
Voids + council tax£6
Service charge + ground rent£159
Ltd co. accounts£104
Tax—
Shortfall−£208
Returns
Return before costs on price8.31%
Cash return on cash-6.34%
Gross margin£178
Cash needed£39,342
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.64
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 | £7,896 | £5,455 | £4,631 | £0 | £0 | -£2,190 | -£2,190 |
| Year 2 | £8,133 | £5,619 | £4,631 | £0 | £0 | -£2,117 | -£4,307 |
| Year 3 | £8,377 | £5,787 | £4,631 | £0 | £0 | -£2,041 | -£6,349 |
| Year 4 | £8,628 | £5,961 | £4,631 | £0 | £0 | -£1,964 | -£8,312 |
| Year 5 | £8,887 | £6,140 | £4,631 | £0 | £0 | -£1,884 | -£10,196 |
Disposal gain (gross)-£5,902
CGT£0
Net Disposal proceeds£102,265
What we verified
What we verified
21262 ok · 1 caution · 2 fail · 6 unknown
Legal & planning
Leasehold48 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
48 yr
Short lease — 48 years remaining
Most BTL lenders refuse leases under 80 years. Statutory lease extension typically costs £8k–£20k+ and adds 3–6 months to completion.
Extracted from listing description · verify with solicitor
Tenure & planning48 yr
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 cohortIP4 2RE · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 73.7 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
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
Guide rates · UK May 2026 · sqft auto-estimated from beds
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
£58,500 in 2021 → £95,000 asking
+62.4%in 5y
- 2021£58,500—
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 — -£173/mo · £35/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 | 8.31% | -£208 | £39,342 | -25.9% | Low | Feasible |
| Housing-benefit rent | 7.49% | -£301 | £39,342 | -37.7% | Med | Feasible |
| ⭐ Council lease | 7.49% | -£173 | £39,342 | -24.3% | Low | Feasible |
| Refurb & refinance | 8.31% | -£208 | £46,659 | -21.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£350 | £110,734 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Ipswich · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Ipswich
- LHA monthly cap:
- £593
- Scheme type:
- nominee
- 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
+£560/mo cash flow vs Rent it out if converted to Rent by the room
30.32% Return before costs on price converted vs 8.31% as-is
As-is Rent it out
Monthly profit-£40
Return before costs on price8.31%
Cash needed£35,648
If converted to Rent by the room
Monthly profit+£520
Return before costs on price30.32%
Cash needed£51,648
Δ vs Rent it out Monthly profit+£560
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miWide · CV 31.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedWoodbridge Road AcademyNot applicable · Free schools special · IP4 2EB
- Not ratedSt Helen's Primary SchoolPrimary · Academy converter · IP4 2LT
- Not ratedSt Margaret's Church of England Voluntary Aided Primary School, IpswichPrimary · Voluntary aided school · IP4 2BT
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£7,896
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,494
Exit costs
Projected sale price (5y · 2%/yr growth)£104,888
Capital gain (pre-CGT)£9,888
Sale costs (~2.5%)£2,622
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-£10,196
Rates as of Oct 2024
Acquisition costs
£39,342cash neededPurchase price£95,000
Deposit (25%)£23,750
Stamp duty+5% additional-property surcharge£4,750
Refurb£6,417
Legal + survey£2,000
Mortgage fees£2,425
Total cash neededdeposit + costs (loan covers the rest)£39,342
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Bettermove are proud to present this 1 bedroom flat in Ipswich.
The property benefits from double glazing, and electric heating throughout, with allocated parking available
The council tax band is A.
This is a leasehold property with 48 years remaining on the lease; the ground rent is £30.00 half yearly, and the service charge is £1,604.00 per annum.
The interior of this well presented property comprises a spacious living room, fitted kitchen, one double bedroom, and a fa…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
IP4 · same beds + typeMedian nearby: £795/mo · 17 of 20 already let+£137 vs our est
- Focus Apartments, Ipswich1b£850/moMay 2026
- Great Colman Street, Ipswich, IP41b£850/moMay 2026
- Westport Place, Ipswich, IP4Let1b£900/moMay 2026
- The Winerack, Key Street, IP4Let1b£975/moMay 2026
- Old Foundry Road, Ipswich, Suffolk, I…1b£750/moMay 2026
- Spring CourtLet1b£555/moMay 2026
- Spring CourtLet1b£550/moMay 2026
- Spring CourtLet1b£585/moMay 2026
- Lower Brook Street, Ipswich, IP4Let1b£945/moMay 2026
- Spring CourtLet1b£535/moMay 2026
- Spring CourtLet1b£505/moMay 2026
- Christchurch Street, IpswichLet1b£895/moMay 2026
- Britannia Road, Ipswich, Suffolk, IP4Let1b£650/moMay 2026
- St. Helens Street, IpswichLet1b£725/moMay 2026
- Carr Street, Ipswich, IP4Let1b£795/moMay 2026
- Christchurch Street, IpswichLet1b£850/moMay 2026
- Spring CourtLet1b£600/moMay 2026
- The Winerack, Key Street, IP4Let1b£975/moMay 2026
- Withipoll Street, Ipswich, Suffolk, I…Let1b£795/moMay 2026
- Rosemary Lane, Ipswich, Suffolk, IP4Let1b£1,275/moMay 2026
Listing metarightmove · Bettermove
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£208
Cash needed
£39K
Return after costs
-6.34%
IRR
-6.76%
Listed 1d ago
Ashmere Grove, Suffolk, IP4
flat · 1 bed · 1 bath
£95,000
est £658 · 8.31% gross
Chain freeLeasehold 48yr
Priced below market
1 / 16
0/100
Marginal
8.31% — verify the rent + comps locally.
Priced below market -23% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.31% Return before costs — above-market
Lease 48 yrs — mortgage risk
Chain free
Price
£95K
23% below sold comps
Return before costs
8.31%
est rent £658/monot enough comparablesRange £554–£782/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Short lease — 48 yrs
Most lenders refuse below 60 yrs; extension cost likely £20k+
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: £554–£782/mo · n=72
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £71,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£208
after mortgage, operating costs & tax
Rent in£658/mo gross
£633/mo collected · £25/mo lost to voids
Where it goes
£386Mortgage£455Costs
Outgoings exceed rent — you top up £208/mo
Mortgage£386
Costs£455
Management£66
Maintenance£67
Insurance£20
CapEx reserve£33
Voids + council tax£6
Service charge + ground rent£159
Ltd co. accounts£104
Tax—
Shortfall−£208
Returns
Return before costs on price8.31%
Cash return on cash-6.34%
Gross margin£178
Cash needed£39,342
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.64
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Ipswich · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Ipswich
- LHA monthly cap:
- £593
- Scheme type:
- nominee
- 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 | £7,896 | £5,455 | £4,631 | £0 | £0 | -£2,190 | -£2,190 |
| Year 2 | £8,133 | £5,619 | £4,631 | £0 | £0 | -£2,117 | -£4,307 |
| Year 3 | £8,377 | £5,787 | £4,631 | £0 | £0 | -£2,041 | -£6,349 |
| Year 4 | £8,628 | £5,961 | £4,631 | £0 | £0 | -£1,964 | -£8,312 |
| Year 5 | £8,887 | £6,140 | £4,631 | £0 | £0 | -£1,884 | -£10,196 |
Rent by the room upside
What we verified
3217
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining48 yr
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
Service chargeReduces net yield£1,604/yr
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 31.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£926
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,196
Acquisition costs
25% deposit£23,750
Stamp duty£4,750
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£2,425
Cash needed£39,342
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
Bettermove are proud to present this 1 bedroom flat in Ipswich.
The property benefits from double glazing, and electric heating throughout, with allocated parking available
The council tax band is A.
This is a leasehold property with 48 years remaining on the lease; the ground rent is £30.00 half yearly, and the service charge is £1,604.00 per annum.
The interior of this well presented property comprises a spacious living room, fitted kitchen, one double bedroom, and a fa…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice