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Year 5 disposal
⊞ View all 5
95/ 100
Strong
9.49% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.49% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- 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
+£111/mo
Barely breaks even each month
Price
£220K
No local sold comps to compare
Return · IRR
1.9%/yr
Modest annualised return
Cash to get in
£85K
Deposit + fees + refurb
Return before costs on price 9.49%5-yr return on cash 16%Rent est. £1,739 (£1,662–£1,820)
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: £1,662–£1,820/mo · n=55
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 £165,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£111
after mortgage, operating costs & tax
Rent in£1,739/mo gross
£1,672/mo collected · £67/mo lost to voids
Where it goes
£894Mortgage£642Costs
£111/mo left as profit · 7% of rent kept
Mortgage£894
Costs£642
Management£174
Maintenance£67
Insurance£28
CapEx reserve£87
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£26
Profit+£111
Returns
Return before costs on price9.49%
Cash return on cash1.57%
Gross margin£1,031
Cash needed£84,964
Monthly profit payback63y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.87
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 | £20,868 | £7,698 | £10,725 | £0 | £465 | £1,980 | £1,980 |
| Year 2 | £21,494 | £7,929 | £10,725 | £0 | £540 | £2,300 | £4,280 |
| Year 3 | £22,139 | £8,167 | £10,725 | £0 | £617 | £2,630 | £6,910 |
| Year 4 | £22,803 | £8,412 | £10,725 | £0 | £697 | £2,969 | £9,879 |
| Year 5 | £23,487 | £8,664 | £10,725 | £0 | £779 | £3,319 | £13,197 |
Disposal gain (gross)-£8,839
CGT£0
Net Disposal proceeds£236,825
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand 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
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 cohortBR1 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 11.4 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 · 945 sqft · London ×1.4
£32k–£60k
£ per sqft
building cost only
£33–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- 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 history4d on marketno cuts yet
Strategy matrix
Rent it out wins — +£111/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 | 9.49% | +£111 | £84,964 | 15.5% | Low | Feasible |
| Housing-benefit rent | 7.11% | -£299 | £84,964 | -11.0% | Med | Feasible |
| Council lease | 0.00% | -£1,268 | £84,964 | -91.2% | Low | Feasible |
| Refurb & refinance | 9.49% | +£111 | £100,270 | 13.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £249,970 | 5% | 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
-£158/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 9.49% as-is
As-is Rent it out
Monthly profit+£283
Return before costs on price9.49%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit-£158
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
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 53% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 52% (68 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£59,220–£110,625full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- 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
Small Houses in Multiple Occupation Article 4
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Tax treatment
Annual gross rent£20,868
Section 24 credit£0
Annual tax due£465
Post-tax Monthly profit annual£1,177
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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£13,197
Rates as of Oct 2024
Acquisition costs
£84,964cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£10,764
Legal + survey£2,000
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£84,964
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
An excellent opportunity to acquire this well-proportioned two-bedroom flat, situated on Downham Way, Bromley, BR1 5HR. The property offers practical and versatile accommodation comprising two double bedrooms, a separate living room, kitchen and bathroom, making it an ideal purchase for both investors and owner-occupiers.
The property benefits from a large private garage, providing secure parking and useful additional storage, a valuable feature and an attractive addition fo…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
BR1 · same beds + typeMedian nearby: £1,800/mo · 12 of 20 already let+£61 vs our est
- High Street, Bromley, BR12b£1,900/moMay 2026
- 16 North Street, Bromley BR1Let2b£1,575/moMay 2026
- London Road, Bromley BR12b£1,800/moMay 2026
- Widmore Road, Bromley, BR1Let2b£1,895/moMay 2026
- Ethelbert Close, Bromley, BR1Let2b£1,600/moMay 2026
- London Road, Bromley BR1Let2b£1,800/moMay 2026
- Morgan Road, Bromley, Kent, BR13QFLet2b£1,450/moMay 2026
- Burnt Ash Lane, Bromley2b£1,800/moMay 2026
- Plaistow Lane, Bromley, BR1Let2b£1,900/moMay 2026
- Sherman Road, Bromley BR12b£1,700/moMay 2026
- Plaistow Lane, Bromley, Kent, BR12b£1,900/moMay 2026
- London Road, Bromley, BR12b£1,800/moMay 2026
- Howard Road, Bromley, Kent, BR1 3QQ2b£1,575/moMay 2026
- Denbridge Road, Bromley, BR1Let2b£2,000/moMay 2026
- Tetty Way, Bromley, BR12b£1,650/moMay 2026
- Sundridge Park Mansion, BR1Let2b£2,500/moMay 2026
- The Laurels, Bromley, BR1Let2b£1,725/moMay 2026
- Tweedy Road, Bromley, BR1Let2b£2,500/moMay 2026
- Plaistow Lane, Bromley, BR1Let2b£1,900/moMay 2026
- Widmore Road Bromley BR1Let2b£1,695/moMay 2026
Other deals nearby
BR1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Daniels - Bromley
About this listing
4 days · OnTheMarketPrice history
5-year price trend
Monthly profit
+£111
Cash needed
£85K
Return after costs
1.57%
IRR
1.89%
Listed 4d ago
Downham Way, BROMLEY, Kent, BR1, Bromley, BR1
flat · 2 bed · 1 bath
£220,000
est £1,739 · 9.49% gross
EPC C
1 / 5
95/100
Strong
9.49% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.49% Return before costs — above-market
Price
£220K
Return before costs
9.49%
est rent £1,739/monot enough comparablesRange £1,662–£1,820/mo (Q1–Q3)
Bedrooms
2
1 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: £1,662–£1,820/mo · n=55
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 £165,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£111
after mortgage, operating costs & tax
Rent in£1,739/mo gross
£1,672/mo collected · £67/mo lost to voids
Where it goes
£894Mortgage£642Costs
£111/mo left as profit · 7% of rent kept
Mortgage£894
Costs£642
Management£174
Maintenance£67
Insurance£28
CapEx reserve£87
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£26
Profit+£111
Returns
Return before costs on price9.49%
Cash return on cash1.57%
Gross margin£1,031
Cash needed£84,964
Monthly profit payback63y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.87
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 | £20,868 | £7,698 | £10,725 | £0 | £465 | £1,980 | £1,980 |
| Year 2 | £21,494 | £7,929 | £10,725 | £0 | £540 | £2,300 | £4,280 |
| Year 3 | £22,139 | £8,167 | £10,725 | £0 | £617 | £2,630 | £6,910 |
| Year 4 | £22,803 | £8,412 | £10,725 | £0 | £697 | £2,969 | £9,879 |
| Year 5 | £23,487 | £8,664 | £10,725 | £0 | £779 | £3,319 | £13,197 |
Rent by the room upside
What we verified
3306
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▾
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 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£2,145
Annual rental tax£312
CGT yr 5£0 · company level
5y net total£13,197
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£4,300
Cash needed£84,964
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
An excellent opportunity to acquire this well-proportioned two-bedroom flat, situated on Downham Way, Bromley, BR1 5HR. The property offers practical and versatile accommodation comprising two double bedrooms, a separate living room, kitchen and bathroom, making it an ideal purchase for both investors and owner-occupiers.
The property benefits from a large private garage, providing secure parking and useful additional storage, a valuable feature and an attractive addition fo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice