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Year 5 disposal
⊞ View all 5
33/ 100
Weak
8.45% return before costs — verify the rent + comps locally.
Why it works
- 8.45% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£76/mo — mildly negative — equity build may cover
- -1.0% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£76/mo
You top up £76/mo
Price
£180K
No local sold comps to compare
Return · IRR
-1.0%/yr
Loses money over 5 years
Cash to get in
£72K
Deposit + fees + refurb
Return before costs on price 8.45%5-yr return on cash 1%Rent est. £1,267 (£1,235–£1,300)
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: £1,235–£1,300/mo · n=114
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 £135,000 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
-£76
after mortgage, operating costs & tax
Rent in£1,267/mo gross
£1,218/mo collected · £49/mo lost to voids
Where it goes
£731Mortgage£563Costs
Outgoings exceed rent — you top up £76/mo
Mortgage£731
Costs£563
Management£127
Maintenance£67
Insurance£20
CapEx reserve£63
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£76
Returns
Return before costs on price8.45%
Cash return on cash-1.27%
Gross margin£656
Cash needed£71,564
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.67
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 | £15,204 | £6,753 | £8,775 | £0 | £0 | -£324 | -£324 |
| Year 2 | £15,660 | £6,955 | £8,775 | £0 | £0 | -£70 | -£394 |
| Year 3 | £16,130 | £7,164 | £8,775 | £0 | £36 | £155 | -£239 |
| Year 4 | £16,614 | £7,379 | £8,775 | £0 | £87 | £373 | £135 |
| Year 5 | £17,112 | £7,600 | £8,775 | £0 | £140 | £597 | £732 |
Disposal gain (gross)-£9,098
CGT£0
Net Disposal proceeds£193,766
What we verified
What we verified
24052 ok · 4 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortME15 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 48.2 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 history50d on marketno cuts yet
Strategy matrix
Rent it out wins — -£76/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 | 8.45% | -£76 | £71,564 | 1.0% | Low | Feasible |
| Housing-benefit rent | 6.33% | -£395 | £71,564 | -24.9% | Med | Feasible |
| Council lease | 0.00% | -£1,097 | £71,564 | -93.9% | Low | Feasible |
| Refurb & refinance | 8.45% | -£76 | £84,870 | 0.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £207,170 | 4% | 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
+£152/mo cash flow vs Rent it out if converted to Rent by the room
16.00% Return before costs on price converted vs 8.45% as-is
As-is Rent it out
Monthly profit+£99
Return before costs on price8.45%
Cash needed£56,898
If converted to Rent by the room
Monthly profit+£251
Return before costs on price16.00%
Cash needed£72,898
Δ vs Rent it out Monthly profit+£152
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
£58,230–£103,995full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
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£15,204
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£908
Exit costs
Projected sale price (5y · 2%/yr growth)£198,735
Capital gain (pre-CGT)£18,735
Sale costs (~2.5%)£4,968
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£732
Rates as of Oct 2024
Acquisition costs
£71,564cash neededPurchase price£180,000
Deposit (25%)£45,000
Stamp duty+5% additional-property surcharge£10,100
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,700
Total cash neededdeposit + costs (loan covers the rest)£71,564
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Offering a well-proportioned accommodation, this spacious two-bedroom ground floor apartment at William Shipley House combines modern, open-plan living with an incredibly convenient position close to the heart of Maidstone. The property also benefits from the increasingly rare advantage of two allocated parking spaces.
Step inside and a central entrance hallway provides access throughout the apartment, with useful built-in storage positioned close to the entrance.
The stand…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
ME15 · same beds + typeMedian nearby: £1,250/mo · 13 of 20 already let-£17 vs our est
- The FarrowsLet2b£1,300/moMay 2026
- The Farrows, Maidstone, ME15Let2b£1,300/moMay 2026
- Upper Stone Street Maidstone ME152b£1,300/moMay 2026
- Gabriels Hill, Maidstone, ME15Let2b£1,300/moMay 2026
- Highland Road, Maidstone, Kent, ME152b£1,200/moMay 2026
- Loose Road Maidstone ME15Let2b£1,250/moMay 2026
- College Road , Maidstone2b£1,100/moMay 2026
- Gabriels Hill, Maidstone, ME15Let2b£1,250/moMay 2026
- Cornhill Place, Maidstone, ME152b£1,250/moMay 2026
- Kent House2b£1,150/moMay 2026
- Lower Stone Street, Maidstone, ME15Let2b£1,200/moMay 2026
- Lower Stone Street, Maidstone, ME152b£1,150/moMay 2026
- Stagshaw Close, Maidstone, ME152b£1,200/moMay 2026
- Loose Road, Loose, Maidstone ME15Let2b£1,250/moMay 2026
- Willington Street, Maidstone ME15Let2b£1,100/moMay 2026
- Romney Place, Maidstone ME15Let2b£1,200/moMay 2026
- Loose Road, Loose, Maidstone ME15Let2b£1,250/moMay 2026
- Cornhill Place, Maidstone ME15Let2b£1,250/moMay 2026
- College Road, Maidstone ME15Let2b£1,100/moMay 2026
- River Bank Close, Maidstone, Kent ME15Let2b£1,300/moDec 2025
Other deals nearby
ME15 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Knight Edmonds Lettings - Maidstone
About this listing
50 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£76
Cash needed
£72K
Return after costs
-1.27%
IRR
-0.97%
Listed 50d ago
William Shipley House, Knightrider Street, ME15, Maidstone, ME15
flat · 2 bed · 1 bath
£180,000
est £1,267 · 8.45% gross
EPC D
1 / 5
33/100
Marginal
8.45% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.45% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£180K
Return before costs
8.45%
est rent £1,267/monot enough comparablesRange £1,235–£1,300/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,235–£1,300/mo · n=114
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 £135,000 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
-£76
after mortgage, operating costs & tax
Rent in£1,267/mo gross
£1,218/mo collected · £49/mo lost to voids
Where it goes
£731Mortgage£563Costs
Outgoings exceed rent — you top up £76/mo
Mortgage£731
Costs£563
Management£127
Maintenance£67
Insurance£20
CapEx reserve£63
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£76
Returns
Return before costs on price8.45%
Cash return on cash-1.27%
Gross margin£656
Cash needed£71,564
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.67
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 | £15,204 | £6,753 | £8,775 | £0 | £0 | -£324 | -£324 |
| Year 2 | £15,660 | £6,955 | £8,775 | £0 | £0 | -£70 | -£394 |
| Year 3 | £16,130 | £7,164 | £8,775 | £0 | £36 | £155 | -£239 |
| Year 4 | £16,614 | £7,379 | £8,775 | £0 | £87 | £373 | £135 |
| Year 5 | £17,112 | £7,600 | £8,775 | £0 | £140 | £597 | £732 |
Rent by the room upside
What we verified
2406
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▾
EPC~£3,000–£7,000 to upgrade to CD
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£1,755
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£732
Acquisition costs
25% deposit£45,000
Stamp duty£10,100
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,700
Cash needed£71,564
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
Offering a well-proportioned accommodation, this spacious two-bedroom ground floor apartment at William Shipley House combines modern, open-plan living with an incredibly convenient position close to the heart of Maidstone. The property also benefits from the increasingly rare advantage of two allocated parking spaces.
Step inside and a central entrance hallway provides access throughout the apartment, with useful built-in storage positioned close to the entrance.
The stand…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice