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Year 5 disposal
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43/ 100
Caution
8.33% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.33% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£36/mo — mildly negative — equity build may cover
- -0.4% 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
−£36/mo
You top up £36/mo
Price
£195K
No local sold comps to compare
Return · IRR
-0.4%/yr
Loses money over 5 years
Cash to get in
£72K
Deposit + fees + refurb
Return before costs on price 8.33%5-yr return on cash 4%Rent est. £1,353 (£1,297–£1,411)
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
Buy-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: £1,297–£1,411/mo · n=76
Financing
DepositYour cash in — the rest is the mortgage25% · £48,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 £146,250 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
-£36
after mortgage, operating costs & tax
Rent in£1,353/mo gross
£1,301/mo collected · £52/mo lost to voids
Where it goes
£762Mortgage£576Costs
Outgoings exceed rent — you top up £36/mo
Mortgage£762
Costs£576
Management£135
Maintenance£67
Insurance£20
CapEx reserve£68
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£36
Returns
Return before costs on price8.33%
Cash return on cash-0.60%
Gross margin£725
Cash needed£72,242
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 | £16,236 | £6,907 | £9,141 | £0 | £36 | £152 | £152 |
| Year 2 | £16,723 | £7,115 | £9,141 | £0 | £89 | £379 | £531 |
| Year 3 | £17,225 | £7,328 | £9,141 | £0 | £144 | £612 | £1,143 |
| Year 4 | £17,742 | £7,548 | £9,141 | £0 | £200 | £853 | £1,996 |
| Year 5 | £18,274 | £7,774 | £9,141 | £0 | £258 | £1,101 | £3,097 |
Disposal gain (gross)-£4,654
CGT£0
Net Disposal proceeds£209,913
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 0
Lender impact
Ground 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
SchoolsNo postcode
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohort1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 16.3 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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£36/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 | 8.33% | -£36 | £72,242 | 4.3% | Low | Feasible |
| Housing-benefit rent | 6.25% | -£377 | £72,242 | -22.4% | Med | Feasible |
| Council lease | 0.00% | -£1,128 | £72,242 | -95.6% | Low | Feasible |
| Refurb & refinance | 8.33% | -£36 | £84,559 | 3.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £217,134 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
+£95/mo cash flow vs Rent it out if converted to Rent by the room
14.77% Return before costs on price converted vs 8.33% as-is
As-is Rent it out
Monthly profit+£108
Return before costs on price8.33%
Cash needed£60,648
If converted to Rent by the room
Monthly profit+£203
Return before costs on price14.77%
Cash needed£76,648
Δ vs Rent it out Monthly profit+£95
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 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£16,236
Section 24 credit£0
Annual tax due£36
Post-tax Monthly profit annual-£472
Exit costs
Projected sale price (5y · 2%/yr growth)£215,296
Capital gain (pre-CGT)£20,296
Sale costs (~2.5%)£5,382
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£3,097
Rates as of Oct 2024
Acquisition costs
£72,242cash neededPurchase price£195,000
Deposit (25%)£48,750
Stamp duty+5% additional-property surcharge£11,150
Refurb£6,417
Legal + survey£2,000
Mortgage fees£3,925
Total cash neededdeposit + costs (loan covers the rest)£72,242
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Situated within one of Sutton's most sought-after residential locations, this bright and spacious ground floor flat is filled with natural light, creating a welcoming and airy atmosphere throughout. Set within a well-maintained development, the property offers generously proportioned accommodation and a practical layout perfectly suited to modern living. Moreover, residents benefit from convenient on street parking, while the property's desirable position provides easy access…
Floor plans
Listing metaonthemarket · Cubitt & West - Sutton
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£36
Cash needed
£72K
Return after costs
-0.60%
IRR
-0.42%
Overton Road, Sutton, Surrey, Sutton
flat · 1 bed · 1 bath
£195,000
est £1,353 · 8.33% gross
1 / 10
43/100
Caution
8.33% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.33% Return before costs — above-market
Price
£195K
Return before costs
8.33%
est rent £1,353/monot enough comparablesRange £1,297–£1,411/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
Buy-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: £1,297–£1,411/mo · n=76
Financing
DepositYour cash in — the rest is the mortgage25% · £48,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 £146,250 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
-£36
after mortgage, operating costs & tax
Rent in£1,353/mo gross
£1,301/mo collected · £52/mo lost to voids
Where it goes
£762Mortgage£576Costs
Outgoings exceed rent — you top up £36/mo
Mortgage£762
Costs£576
Management£135
Maintenance£67
Insurance£20
CapEx reserve£68
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£36
Returns
Return before costs on price8.33%
Cash return on cash-0.60%
Gross margin£725
Cash needed£72,242
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 | £16,236 | £6,907 | £9,141 | £0 | £36 | £152 | £152 |
| Year 2 | £16,723 | £7,115 | £9,141 | £0 | £89 | £379 | £531 |
| Year 3 | £17,225 | £7,328 | £9,141 | £0 | £144 | £612 | £1,143 |
| Year 4 | £17,742 | £7,548 | £9,141 | £0 | £200 | £853 | £1,996 |
| Year 5 | £18,274 | £7,774 | £9,141 | £0 | £258 | £1,101 | £3,097 |
Rent by the room upside
What we verified
2306
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 · OfstedNo postcode
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£1,828
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£3,097
Acquisition costs
25% deposit£48,750
Stamp duty£11,150
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£3,925
Cash needed£72,242
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 copyOnTheMarket
Situated within one of Sutton's most sought-after residential locations, this bright and spacious ground floor flat is filled with natural light, creating a welcoming and airy atmosphere throughout. Set within a well-maintained development, the property offers generously proportioned accommodation and a practical layout perfectly suited to modern living. Moreover, residents benefit from convenient on street parking, while the property's desirable position provides easy access…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice