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Year 5 disposal
BMV -16%
⊞ View all 13
85/ 100
Strong
12.58% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£228/mo from completion — the no.1 reason to invest
- 12.58% return before costs — above-market
- Priced below market -16% vs 12 nearby sold (last 12 mo) — instant equity
- 6.1% 5y IRR — strong total return on capital
Why to be cautious
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£228/mo
Pays you every month, net of costs
Price vs market
Below market value
-16% vs 12 sold · interior unseen
Return · IRR
6.1%/yr
Modest annualised return
Cash left in
£32K
Stays in after refinancing at value
Price £110KCash to buy £48KReturn before costs on price 12.58%5-yr return on cash 38%Rent est. £1,153 (£950–£1,399)
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: £950–£1,399/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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
+£228
after mortgage, operating costs & tax
Rent in£1,153/mo gross
£1,109/mo collected · £44/mo lost to voids
Where it goes
£447Mortgage£380Costs£228Your profit
£228/mo left as profit · 21% of rent kept
Mortgage£447
Costs£380
Management£115
Maintenance£67
Insurance£20
CapEx reserve£58
Voids + council tax£7
Service charge + ground rent£9
Ltd co. accounts£104
Tax£54
Profit+£228
Returns
Return before costs on price12.58%
Cash return on cash5.66%
Gross margin£729
Cash needed£48,414
Monthly profit payback17y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.48
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 | £13,836 | £4,558 | £5,363 | £0 | £744 | £3,171 | £3,171 |
| Year 2 | £14,251 | £4,695 | £5,363 | £0 | £797 | £3,396 | £6,568 |
| Year 3 | £14,679 | £4,836 | £5,363 | £0 | £851 | £3,629 | £10,197 |
| Year 4 | £15,119 | £4,981 | £5,363 | £0 | £907 | £3,868 | £14,065 |
| Year 5 | £15,573 | £5,131 | £5,363 | £0 | £965 | £4,115 | £18,180 |
Disposal gain (gross)-£9,851
CGT£0
Net Disposal proceeds£118,413
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
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 cohortME15 8DX · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 50.6 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
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 history296d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£163,000 in 2017 → £110,000 asking
-32.5%in 9y
- 2017£163,000—
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 — +£228/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 | 12.58% | +£228 | £48,414 | 37.6% | Low | Feasible |
| Housing-benefit rent | 9.85% | +£16 | £48,414 | 12.3% | Med | Feasible |
| Council lease | 9.85% | +£171 | £48,414 | 25.2% | Low | Feasible |
| Refurb & refinance | 12.58% | +£228 | £58,220 | 31.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£200 | £132,570 | 0% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Maidstone · cap £903/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Maidstone
- LHA monthly cap:
- £903
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
+£227/mo cash flow vs Rent it out if converted to Rent by the room
26.18% Return before costs on price converted vs 12.58% as-is
As-is Rent it out
Monthly profit+£246
Return before costs on price12.58%
Cash needed£39,398
If converted to Rent by the room
Monthly profit+£472
Return before costs on price26.18%
Cash needed£55,398
Δ vs Rent it out Monthly profit+£227
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£36,955–£66,000full refurb + room split
⚠️ Capped at 60% of £110,000 asking (£66,000). Raw model: £58,230–£103,995. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,283–£12,566
- 1 × bathroom£4,284–£7,854
- Rewire£2,999–£4,798
- Replumb£2,399–£4,198
- Windows£6,597–£11,395
- Paint + decor£5,997–£10,196
- Flooring£8,396–£14,994
Comparables
sold within 0.5 miWide · CV 63.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedKing's Reach EducationNot applicable · Other independent special school · ME15 8SW
- Not ratedGreenfields Community Primary SchoolPrimary · Community school · ME15 8DF
- Not ratedMadginford Primary SchoolPrimary · Community school · ME15 8LH
- Not ratedSenacre Wood Primary SchoolPrimary · Community school · ME15 8QQ
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£13,836
Section 24 credit£0
Annual tax due£744
Post-tax Monthly profit annual£2,639
Exit costs
Projected sale price (5y · 2%/yr growth)£121,449
Capital gain (pre-CGT)£11,449
Sale costs (~2.5%)£3,036
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£18,180
Rates as of Oct 2024
Acquisition costs
£48,414cash neededPurchase price£110,000
Deposit (25%)£27,500
Stamp duty+5% additional-property surcharge£5,500
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,650
Total cash neededdeposit + costs (loan covers the rest)£48,414
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A stunning first floor apartment with low ground rent and service charge. Spacious throughout, close to local schools, shops and amenities. Perfect for first time buyers and investors alike. This property is for sale by the Modern Method of Auction. Should you view, offer or bid on the property, your information will be shared with the Auctioneer, Iamsold.
Room sizes:
• Hallway
• Lounge/Diner: 17'6 x 11'8 (5.34m x 3.56m)
• Kitchen: 8'7 x 7'1 (2.62m x 2.16m)
• Bedroom 1:…
Floor plans
Listing metarightmove · Wards
About this listing
296 days · RightmovePrice history
5-year price trend
Monthly profit
+£228
Cash needed
£48K
Return after costs
5.66%
IRR
6.13%
Listed 296d ago
PARK VIEW COURT FLAT 6, SCHOOL LANE, MAIDSTONE, ME15 8DX
flat · 2 bed · 1 bath
£110,000
est £1,153 · 12.58% gross
Priced below market
1 / 13
85/100
Strong
12.58% — verify the rent + comps locally.
Priced below market -16% vs 12 nearby sold (last 12 mo)
Monthly profit +£228/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.58% Return before costs — above-market
Price
£110K
16% below sold comps
Return before costs
12.58%
est rent £1,153/monot enough comparablesRange £950–£1,399/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: £950–£1,399/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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
+£228
after mortgage, operating costs & tax
Rent in£1,153/mo gross
£1,109/mo collected · £44/mo lost to voids
Where it goes
£447Mortgage£380Costs£228Your profit
£228/mo left as profit · 21% of rent kept
Mortgage£447
Costs£380
Management£115
Maintenance£67
Insurance£20
CapEx reserve£58
Voids + council tax£7
Service charge + ground rent£9
Ltd co. accounts£104
Tax£54
Profit+£228
Returns
Return before costs on price12.58%
Cash return on cash5.66%
Gross margin£729
Cash needed£48,414
Monthly profit payback17y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.48
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Maidstone · cap £903/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Maidstone
- LHA monthly cap:
- £903
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £13,836 | £4,558 | £5,363 | £0 | £744 | £3,171 | £3,171 |
| Year 2 | £14,251 | £4,695 | £5,363 | £0 | £797 | £3,396 | £6,568 |
| Year 3 | £14,679 | £4,836 | £5,363 | £0 | £851 | £3,629 | £10,197 |
| Year 4 | £15,119 | £4,981 | £5,363 | £0 | £907 | £3,868 | £14,065 |
| Year 5 | £15,573 | £5,131 | £5,363 | £0 | £965 | £4,115 | £18,180 |
Rent by the room upside
What we verified
4307
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
Service chargeReduces net yield£100/yr
Ground rentDoubling clauses kill mortgageability£10/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 63.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,073
Annual rental tax£643
CGT yr 5£0 · company level
5y net total£18,180
Acquisition costs
25% deposit£27,500
Stamp duty£5,500
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,650
Cash needed£48,414
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 stunning first floor apartment with low ground rent and service charge. Spacious throughout, close to local schools, shops and amenities. Perfect for first time buyers and investors alike. This property is for sale by the Modern Method of Auction. Should you view, offer or bid on the property, your information will be shared with the Auctioneer, Iamsold.
Room sizes:
• Hallway
• Lounge/Diner: 17'6 x 11'8 (5.34m x 3.56m)
• Kitchen: 8'7 x 7'1 (2.62m x 2.16m)
• Bedroom 1:…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice