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Year 5 disposal
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4/ 100
Weak
68.00% Housing-benefit rent return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 68.00% Housing-benefit rent return — guaranteed-tenant route
- EPC C — MEES compliant
Why to be cautious
- 2.73% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£4,577/mo — heavily negative — needs monthly capital injection
- -9.4% 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
−£5K/mo
You top up £5K/mo
Price vs market
Above comparable sales
+84% vs 12 sold
Return · IRR
-9.4%/yr
Loses money over 5 years
Cash to get in
£871K
Deposit + fees + refurb
Price £1.95MReturn before costs on price · Housing-benefit rent 68.00%5-yr return on cash -29%Rent est. £4,441 (£4,191–£4,706)
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: £4,191–£4,706/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £487,500
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 (£78,343–£146,240 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £1,462,500 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£4,577
after mortgage, operating costs & tax
Rent in£4,441/mo gross
£4,270/mo collected · £171/mo lost to voids
Where it goes
£7,922Mortgage
Outgoings exceed rent — you top up £4,577/mo
Mortgage£7,922
Costs£925
Management£444
Maintenance£100
Insurance£40
CapEx reserve£222
Voids + council tax£15
Ltd co. accounts£104
Tax—
Shortfall−£4,577
Returns
Return before costs on price2.73%
Cash return on cash-6.30%
Gross margin£3,345
Cash needed£871,157
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.54
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 | £53,292 | £11,102 | £95,063 | £0 | £0 | -£52,873 | -£52,873 |
| Year 2 | £54,891 | £11,435 | £95,063 | £0 | £0 | -£51,607 | -£104,480 |
| Year 3 | £56,537 | £11,778 | £95,063 | £0 | £0 | -£50,303 | -£154,783 |
| Year 4 | £58,234 | £12,132 | £95,063 | £0 | £0 | -£48,961 | -£203,744 |
| Year 5 | £59,981 | £12,496 | £95,063 | £0 | £0 | -£47,578 | -£251,322 |
Disposal gain (gross)-£204,273
CGT£0
Net Disposal proceeds£2,099,134
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 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 ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortBR1 2QA · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Queen Mary · 13.5 km
Reason
5-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
5-bed · 4-bath · 5240 sqft · London ×1.4
£147k–£275k
£ per sqft
building cost only
£28–£52
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 4 × bathroom · Full strip + retile£16,800–£33,600
- Paint + decor£52,400–£94,320
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£73,360–£136,240
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 history169d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£410,000 in 1995 → £1,950,000 asking
+375.6%in 31y
- 1995£410,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent by the room wins — -£3,827/mo · £750/mo ahead of Rent it out (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 2.73% | -£4,577 | £871,157 | -28.8% | Low | Feasible |
| Housing-benefit rent | 1.10% | -£6,844 | £871,157 | -45.7% | Med | Feasible |
| Council lease | 0.00% | -£8,166 | £871,157 | -56.3% | Low | Feasible |
| Refurb & refinance | 2.73% | -£4,577 | £1,010,440 | -24.9% | Med | Feasible |
| Short-stay let / Airbnb | 1.28% | -£7,513 | £871,157 | -51.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £2,345,190 | 1% | Med | Feasible |
| ⭐ Rent by the room | 1.56% * | -£3,827 | £752,398 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer South East London · cap £1,795/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South East London
- LHA monthly cap:
- £1,795
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
Local lettings demandby strategyLive area data
Short-stay let25% occupancy
£278/night ADR
Based on 24 short-let comps nearby
Rent by the room conversion upside
-£2,388/mo cash flow vs Rent it out if converted to Rent by the room
1.48% Return before costs on price converted vs 2.73% as-is
£1950k → 7-bed HMO @ ~£760/room: £5,035 pcm gross, ~£2,876 pcm net (1.6% net on £2215k all-in incl. ~£17k works); GDV ~£493k → refinance releases ~£-1093k (~£1845k left in)
medium confidence
Unlocks ~£19,536/yr extra rent
5 → 7 lettable rooms · ~2.0% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
EPC shows 8 habitable rooms (5 beds + 3 reception(s)) in 418 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 7 lettable rooms; sized to Bromley adopted standard (7/11 m²; The London Borough of Bromley - Adopted Standards: Houses in Multiple Occupation (undated, current)); adds ~£1,628/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); large HMO (7+ residents) is sui generis — planning permission required; mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
5 → 7 bed HMO+2 singles1.56% net on cost-6.1% cash-on-cashuplift 1.88% → 2.03%
💷 Refinance could release ~-£1,092,707
HMO licence7+ = planning required
Sized to Bromley's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (5 lettable rooms)
3× Double @ £821/mo1× Single @ £615/mo1× En-suite @ £992/mo
≈ £4,070/mo gross room income
As-is Rent it out
Monthly profit-£4,216
Return before costs on price2.73%
Cash needed£499,398
If converted to Rent by the room
Monthly profit-£6,604
Return before costs on price1.48%
Cash needed£515,398
Δ vs Rent it out Monthly profit-£2,388
+2 rooms (7 total)
Monthly profit-£4,220
Return before costs on price3.51%
Cash needed£535,398
Extra rent+£1,628/mo
Show conversion detail
Conversion cost estimate
£4,200
Range: £2,800 – £7,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£269,800–£498,120full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 4 × bathroom£28,800–£52,800
- Rewire£26,200–£47,160
- Replumb£20,960–£41,920
- Windows£57,640–£104,800
- Paint + decor£52,400–£94,320
- Flooring£73,360–£136,240
Based on 902 HMO comps within 4.2 km
Comparables
sold within 0.5 miWide · CV 23.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingLa Fontaine AcademyPrimary · Free schools · BR1 2SQ
- OutstandingSt George's, Bickley, Church of England Primary SchoolPrimary · Academy converter · BR1 2RL
- Not ratedBickley Park SchoolNot applicable · Other independent school · BR1 2DS
- Not ratedBreaside Preparatory SchoolNot applicable · Other independent school · BR1 2PR
- Not ratedBromley High School GDSTNot applicable · Other independent school · BR1 2TW
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£53,292
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£54,922
Exit costs
Projected sale price (5y · 2%/yr growth)£2,152,958
Capital gain (pre-CGT)£202,958
Sale costs (~2.5%)£53,824
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-£251,322
Rates as of Oct 2024
Acquisition costs
£871,157cash neededPurchase price£1,950,000
Deposit (25%)£487,500
Stamp duty+5% additional-property surcharge£245,250
Refurb£104,457
Legal + survey£3,700
Mortgage fees£30,250
Total cash neededdeposit + costs (loan covers the rest)£871,157
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Well set back from the road and accessed via a private driveway, this 5429 sq ft five bedroom family home sits on a secluded plot and combines vast living spaces with a 149’ rear garden, swimming pool, sauna, bar, large driveway and double garage.
Heading off Sundridge Avenue the long driveway up to the property provides a grand entrance servicing just two properties and opens up into the sizeable front driveway providing off road parking for numerous vehicles in addition to…
Floor plans
Listing metarightmove · Goatley Hirst Ltd
About this listing
169 days · RightmovePrice history
5-year price trend
Monthly profit
−£4,577
Cash needed
£871K
Return after costs
-6.30%
IRR
-9.35%
Listed 169d ago
43, SUNDRIDGE AVENUE, BROMLEY, BR1 2QA
detached · 5 bed · 4 bath · 4,499 sqft (EPC)
Agent listing: 5,240 sqft (+16%)
£1,950,000
est £4,441 · 2.73% gross
EPC C
1 / 39
4/100
Marginal
68.00% Housing-benefit rent strategy — market rent unverified, verify locally.
2.73% Return before costs — around the area average for this property type.
Monthly profit −£4,577/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£1.9M
84% above sold comps
Return before costs (best)
68.00%
Housing-benefit rent
Bedrooms
5
4 bath
Energy rating
C
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: £4,191–£4,706/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £487,500
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 (£78,343–£146,240 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £1,462,500 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£4,577
after mortgage, operating costs & tax
Rent in£4,441/mo gross
£4,270/mo collected · £171/mo lost to voids
Where it goes
£7,922Mortgage
Outgoings exceed rent — you top up £4,577/mo
Mortgage£7,922
Costs£925
Management£444
Maintenance£100
Insurance£40
CapEx reserve£222
Voids + council tax£15
Ltd co. accounts£104
Tax—
Shortfall−£4,577
Returns
Return before costs on price2.73%
Cash return on cash-6.30%
Gross margin£3,345
Cash needed£871,157
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.54
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer South East London · cap £1,795/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South East London
- LHA monthly cap:
- £1,795
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 | £53,292 | £11,102 | £95,063 | £0 | £0 | -£52,873 | -£52,873 |
| Year 2 | £54,891 | £11,435 | £95,063 | £0 | £0 | -£51,607 | -£104,480 |
| Year 3 | £56,537 | £11,778 | £95,063 | £0 | £0 | -£50,303 | -£154,783 |
| Year 4 | £58,234 | £12,132 | £95,063 | £0 | £0 | -£48,961 | -£203,744 |
| Year 5 | £59,981 | £12,496 | £95,063 | £0 | £0 | -£47,578 | -£251,322 |
Rent by the room upside
What we verified
6006
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▾
EPCEnergy efficiency ratingC
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 miWide · CV 23.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£19,013
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£251,322
Acquisition costs
25% deposit£487,500
Stamp duty£245,250
Refurb£104,457
Legal + survey£3,700
Mortgage + broker£30,250
Cash needed£871,157
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
Well set back from the road and accessed via a private driveway, this 5429 sq ft five bedroom family home sits on a secluded plot and combines vast living spaces with a 149’ rear garden, swimming pool, sauna, bar, large driveway and double garage.
Heading off Sundridge Avenue the long driveway up to the property provides a grand entrance servicing just two properties and opens up into the sizeable front driveway providing off road parking for numerous vehicles in addition to…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice