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Year 5 disposal
⊞ View all 5
0/ 100
Weak
4.08% Rent by the room return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 3.84% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,102/mo — heavily negative — needs monthly capital injection
- -6.3% 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
−£1K/mo
You top up £1K/mo
Price
£675K
No local sold comps to compare
Return · IRR
-6.3%/yr
Loses money over 5 years
Cash to get in
£255K
Deposit + fees + refurb
Return before costs on price · Rent by the room 4.08%5-yr return on cash -22%Rent est. £2,162 (£1,995–£2,343)
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: £1,995–£2,343/mo · n=62
Financing
DepositYour cash in — the rest is the mortgage25% · £168,750
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £506,250 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 £400K+
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,102
after mortgage, operating costs & tax
Rent in£2,162/mo gross
£2,079/mo collected · £83/mo lost to voids
Where it goes
£2,637Mortgage£544Costs
Outgoings exceed rent — you top up £1,102/mo
Mortgage£2,637
Costs£544
Management£216
Maintenance£67
Insurance£40
CapEx reserve£108
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£1,102
Returns
Return before costs on price3.84%
Cash return on cash-5.18%
Gross margin£1,534
Cash needed£255,386
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.76
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 | £25,944 | £6,533 | £31,641 | £0 | £0 | -£12,229 | -£12,229 |
| Year 2 | £26,722 | £6,729 | £31,641 | £0 | £0 | -£11,647 | -£23,876 |
| Year 3 | £27,524 | £6,930 | £31,641 | £0 | £0 | -£11,047 | -£34,923 |
| Year 4 | £28,350 | £7,138 | £31,641 | £0 | £0 | -£10,429 | -£45,352 |
| Year 5 | £29,200 | £7,352 | £31,641 | £0 | £0 | -£9,793 | -£55,145 |
Disposal gain (gross)-£23,888
CGT£0
Net Disposal proceeds£726,623
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
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 profileFamily let
Tenant profilelikely cohort3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Queen Mary · 16.3 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history25d on marketno cuts yet
Strategy matrix
Rent it out wins — -£1,102/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 | 3.84% | -£1,102 | £255,386 | -21.6% | Low | Feasible |
| Housing-benefit rent | 1.46% | -£2,246 | £255,386 | -50.6% | Med | Feasible |
| Council lease | 0.00% | -£2,848 | £255,386 | -67.2% | Low | Feasible |
| Refurb & refinance | 3.84% | -£1,102 | £295,180 | -18.7% | Med | Feasible |
| Short-stay let / Airbnb | 1.98% | -£2,178 | £255,386 | -50.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£211 | £756,555 | 6% | Med | Feasible |
| Rent by the room | 4.08% | -£2,589 | £281,386 | -51.2% | — | Feasible |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 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
£149/night ADR
Based on 4 short-let comps nearby
Rent by the room conversion upside
-£539/mo cash flow vs Rent it out if converted to Rent by the room
4.27% Return before costs on price converted vs 3.84% as-is
Room mix (3 lettable rooms)
1× Double @ £811/mo1× Single @ £553/mo1× En-suite @ £928/mo
≈ £2,293/mo gross room income
As-is Rent it out
Monthly profit-£1,085
Return before costs on price3.84%
Cash needed£180,648
If converted to Rent by the room
Monthly profit-£1,624
Return before costs on price4.27%
Cash needed£196,648
Δ vs Rent it out Monthly profit-£539
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£54,690–£102,530full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 145 HMO comps within 5.0 km
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£25,944
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£13,227
Exit costs
Projected sale price (5y · 2%/yr growth)£745,255
Capital gain (pre-CGT)£70,255
Sale costs (~2.5%)£18,631
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-£55,145
Rates as of Oct 2024
Acquisition costs
£255,386cash neededPurchase price£675,000
Deposit (25%)£168,750
Stamp duty+5% additional-property surcharge£57,500
Refurb£15,111
Legal + survey£2,900
Mortgage fees£11,125
Total cash neededdeposit + costs (loan covers the rest)£255,386
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
*CHAIN FREE*
Sinclair Hammelton are delighted to market this; attractive, extended and stylishly-presented 3 bedroom semi-detached house, conveniently-located near to; transport links, popular schools and general amenities.
To the ground floor you will find; two well-proportioned inter-connecting reception rooms, via an extension to the rear a contemporary open-plan kitchen/breakfast room which features bi-folding doors on the rear garden, as well as a modern shower room.
Floor plans
Listing metaonthemarket · Sinclair Hammelton - Petts Wood
About this listing
25 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£1,102
Cash needed
£255K
Return after costs
-5.18%
IRR
-6.34%
Listed 25d ago
Southborough Lane, Bromley, Bromley
house · 3 bed · 2 bath
£675,000
est £2,162 · 3.84% gross
Chain freeEPC D
1 / 5
0/100
Marginal
4.08% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£675K
Return before costs (best)
4.08%
Rent by the room
Bedrooms
3
2 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
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: £1,995–£2,343/mo · n=62
Financing
DepositYour cash in — the rest is the mortgage25% · £168,750
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £506,250 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 £400K+
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,102
after mortgage, operating costs & tax
Rent in£2,162/mo gross
£2,079/mo collected · £83/mo lost to voids
Where it goes
£2,637Mortgage£544Costs
Outgoings exceed rent — you top up £1,102/mo
Mortgage£2,637
Costs£544
Management£216
Maintenance£67
Insurance£40
CapEx reserve£108
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£1,102
Returns
Return before costs on price3.84%
Cash return on cash-5.18%
Gross margin£1,534
Cash needed£255,386
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.76
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
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 | £25,944 | £6,533 | £31,641 | £0 | £0 | -£12,229 | -£12,229 |
| Year 2 | £26,722 | £6,729 | £31,641 | £0 | £0 | -£11,647 | -£23,876 |
| Year 3 | £27,524 | £6,930 | £31,641 | £0 | £0 | -£11,047 | -£34,923 |
| Year 4 | £28,350 | £7,138 | £31,641 | £0 | £0 | -£10,429 | -£45,352 |
| Year 5 | £29,200 | £7,352 | £31,641 | £0 | £0 | -£9,793 | -£55,145 |
Rent by the room upside
What we verified
5105
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
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 · OfstedNo postcode
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£6,328
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£55,145
Acquisition costs
25% deposit£168,750
Stamp duty£57,500
Refurb£15,111
Legal + survey£2,900
Mortgage + broker£11,125
Cash needed£255,386
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
*CHAIN FREE*
Sinclair Hammelton are delighted to market this; attractive, extended and stylishly-presented 3 bedroom semi-detached house, conveniently-located near to; transport links, popular schools and general amenities.
To the ground floor you will find; two well-proportioned inter-connecting reception rooms, via an extension to the rear a contemporary open-plan kitchen/breakfast room which features bi-folding doors on the rear garden, as well as a modern shower room.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice