Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 5
18/ 100
Weak
6.80% return before costs — verify the rent + comps locally.
Why it works
- Long lease (135 yrs) — no short-lease drag
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£208/mo — significantly negative — real recurring drain
- -2.2% 5y IRR — capital outlay disproportionate to returns
- 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
−£208/mo
You top up £208/mo
Price
£325K
No local sold comps to compare
Return · IRR
-2.2%/yr
Loses money over 5 years
Cash to get in
£123K
Deposit + fees + refurb
Return before costs on price 6.80%5-yr return on cash -3%Rent est. £1,843 (£1,709–£1,988)
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: £1,709–£1,988/mo · n=148
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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
-£208
after mortgage, operating costs & tax
Rent in£1,843/mo gross
£1,772/mo collected · £71/mo lost to voids
Where it goes
£1,320Mortgage£660Costs
Outgoings exceed rent — you top up £208/mo
Mortgage£1,320
Costs£660
Management£184
Maintenance£67
Insurance£28
CapEx reserve£92
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£208
Returns
Return before costs on price6.80%
Cash return on cash-2.03%
Gross margin£1,113
Cash needed£122,914
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
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 | £22,116 | £7,914 | £15,844 | £0 | £0 | -£1,642 | -£1,642 |
| Year 2 | £22,779 | £8,152 | £15,844 | £0 | £0 | -£1,216 | -£2,858 |
| Year 3 | £23,463 | £8,396 | £15,844 | £0 | £0 | -£777 | -£3,636 |
| Year 4 | £24,167 | £8,648 | £15,844 | £0 | £0 | -£325 | -£3,961 |
| Year 5 | £24,892 | £8,908 | £15,844 | £0 | £27 | £113 | -£3,848 |
Disposal gain (gross)-£10,933
CGT£0
Net Disposal proceeds£349,856
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold135 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
135 yr
Ground rent
Doubling = lender risk
£417/yr
Extracted from listing description · verify with solicitor
Tenure & planning135 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
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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortBR2 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 14.7 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
2-bed · 2-bath · 945 sqft · London ×1.4
£36k–£69k
£ per sqft
building cost only
£38–£73
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£9,450–£17,010
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,230–£24,570
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 history60d on marketno cuts yet
Strategy matrix
Rent it out wins — -£208/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 | 6.80% | -£208 | £122,914 | -3.1% | Low | Feasible |
| Housing-benefit rent | 2.76% | -£1,149 | £122,914 | -52.6% | Med | Feasible |
| Council lease | 0.00% | -£1,694 | £122,914 | -83.8% | Low | Feasible |
| Refurb & refinance | 6.80% | -£208 | £143,470 | -2.7% | Med | Feasible |
| Short-stay let / Airbnb | 5.22% | -£946 | £122,914 | -44.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £365,095 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context304 active short-lets nearby
Short-let market context
- 304 active short-let listings in this postcode
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
£189/night ADR
Based on 45 short-let comps nearby
Rent by the room conversion upside
-£276/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 6.80% as-is
As-is Rent it out
Monthly profit+£19
Return before costs on price6.80%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit-£276
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
£56,000
Range: £47,600 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£66,420–£123,825full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£4,725–£8,505
- Replumb£3,780–£7,560
- Windows£10,395–£18,900
- Paint + decor£9,450–£17,010
- Flooring£13,230–£24,570
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£22,116
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,493
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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-£3,848
Rates as of Oct 2024
Acquisition costs
£122,914cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+5% additional-property surcharge£22,500
Refurb£10,764
Legal + survey£2,525
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£122,914
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Situated within a sought-after gated development, this well-presented two-bedroom, two-bathroom ground floor apartment offers spacious and practical living accommodation in a highly convenient Bromley location.
Situated within a sought-after gated development, this well-presented two-bedroom, two-bathroom ground floor apartment offers spacious and practical living accommodation in a highly convenient Bromley location. The property benefits from a secure entry system and well…
Floor plans
Listing metaonthemarket · Truepenny's Property Consultants - Charlton
About this listing
60 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£208
Cash needed
£123K
Return after costs
-2.03%
IRR
-2.18%
Listed 60d ago
Masons Hill, Bromley, Kent, BR2, Bromley, BR2
flat · 2 bed · 2 bath
£325,000
est £1,843 · 6.80% gross
Leasehold 135yr
1 / 5
18/100
Marginal
6.80% — verify the rent + comps locally.
6.80% Return before costs — around the area average for this property type.
Monthly profit −£208/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£325K
Return before costs
6.80%
est rent £1,843/mo148 comps within 1 kmRange £1,709–£1,988/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: £1,709–£1,988/mo · n=148
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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
-£208
after mortgage, operating costs & tax
Rent in£1,843/mo gross
£1,772/mo collected · £71/mo lost to voids
Where it goes
£1,320Mortgage£660Costs
Outgoings exceed rent — you top up £208/mo
Mortgage£1,320
Costs£660
Management£184
Maintenance£67
Insurance£28
CapEx reserve£92
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£208
Returns
Return before costs on price6.80%
Cash return on cash-2.03%
Gross margin£1,113
Cash needed£122,914
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context304 active short-lets nearby
Short-let market context
- 304 active short-let listings in this postcode
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 | £22,116 | £7,914 | £15,844 | £0 | £0 | -£1,642 | -£1,642 |
| Year 2 | £22,779 | £8,152 | £15,844 | £0 | £0 | -£1,216 | -£2,858 |
| Year 3 | £23,463 | £8,396 | £15,844 | £0 | £0 | -£777 | -£3,636 |
| Year 4 | £24,167 | £8,648 | £15,844 | £0 | £0 | -£325 | -£3,961 |
| Year 5 | £24,892 | £8,908 | £15,844 | £0 | £27 | £113 | -£3,848 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining135 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
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£3,169
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,848
Acquisition costs
25% deposit£81,250
Stamp duty£22,500
Refurb£10,764
Legal + survey£2,525
Mortgage + broker£5,875
Cash needed£122,914
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 a sought-after gated development, this well-presented two-bedroom, two-bathroom ground floor apartment offers spacious and practical living accommodation in a highly convenient Bromley location.
Situated within a sought-after gated development, this well-presented two-bedroom, two-bathroom ground floor apartment offers spacious and practical living accommodation in a highly convenient Bromley location. The property benefits from a secure entry system and well…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice