Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 17
0/ 100
Weak
3.00% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 3.00% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,381/mo — heavily negative — needs monthly capital injection
- -8.3% 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
£600K
No local sold comps to compare
Return · IRR
-8.3%/yr
Loses money over 5 years
Cash to get in
£232K
Deposit + fees + refurb
Return before costs on price 3.00%5-yr return on cash -33%Rent est. £1,500 (£1,500–£1,500)
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: £1,500–£1,500/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £150,000
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £450,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,381
after mortgage, operating costs & tax
Rent in£1,500/mo gross
£1,442/mo collected · £58/mo lost to voids
Where it goes
£2,344Mortgage£480Costs
Outgoings exceed rent — you top up £1,381/mo
Mortgage£2,344
Costs£480
Management£150
Maintenance£100
Insurance£40
CapEx reserve£75
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£1,381
Returns
Return before costs on price3.00%
Cash return on cash-7.13%
Gross margin£963
Cash needed£232,358
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.59
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 | £18,000 | £5,757 | £28,125 | £0 | £0 | -£15,881 | -£15,881 |
| Year 2 | £18,540 | £5,929 | £28,125 | £0 | £0 | -£15,514 | -£31,396 |
| Year 3 | £19,096 | £6,107 | £28,125 | £0 | £0 | -£15,136 | -£46,532 |
| Year 4 | £19,669 | £6,290 | £28,125 | £0 | £0 | -£14,746 | -£61,278 |
| Year 5 | £20,259 | £6,479 | £28,125 | £0 | £0 | -£14,345 | -£75,623 |
Disposal gain (gross)-£26,471
CGT£0
Net Disposal proceeds£645,887
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 cohort4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Queen Mary · 48.7 km
Reason
4-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
4-bed · 2-bath · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£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 licensingStandard rules
Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£1,381/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 | 3.00% | -£1,381 | £232,358 | -32.5% | Low | Feasible |
| Housing-benefit rent | 2.25% | -£1,762 | £232,358 | -42.2% | Med | Feasible |
| Council lease | 0.00% | -£2,588 | £232,358 | -67.2% | Low | Feasible |
| Refurb & refinance | 3.00% | -£1,381 | £270,141 | -28.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £680,141 | 5% | Med | Feasible |
| Rent by the room | 4.80% | -£1,486 | £232,358 | -31.9% | — | Feasible |
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
-£2/mo cash flow vs Rent it out if converted to Rent by the room
4.80% Return before costs on price converted vs 3.00% as-is
As-is Rent it out
Monthly profit-£1,329
Return before costs on price3.00%
Cash needed£161,898
If converted to Rent by the room
Monthly profit-£1,331
Return before costs on price4.80%
Cash needed£177,898
Δ vs Rent it out Monthly profit-£2
Show conversion detail
Conversion cost estimate
£26,000
Range: £20,000 – £34,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£60,990–£114,230full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£8,190–£15,210
- Flooring£12,870–£24,570
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£18,000
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£16,574
Exit costs
Projected sale price (5y · 2%/yr growth)£662,448
Capital gain (pre-CGT)£62,448
Sale costs (~2.5%)£16,561
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-£75,623
Rates as of Oct 2024
Acquisition costs
£232,358cash neededPurchase price£600,000
Deposit (25%)£150,000
Stamp duty+5% additional-property surcharge£50,000
Refurb£19,458
Legal + survey£2,900
Mortgage fees£10,000
Total cash neededdeposit + costs (loan covers the rest)£232,358
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
*Detached Four-Bedroom Home with Large Garden, Garage & Scope to Modernise* *No forward Chain*
A spacious detached four-bedroom home situated on a sought-after residential tree lined road, close to Mote Park. The property offers excellent potential for modernisation and provides an exciting opportunity for a buyer looking to create a home to their own specification. The accommodation is well proportioned throughout, with four bedrooms and generous living space. Outside, the…
Floor plans
Listing metaonthemarket · Page & Wells - Maidstone
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£1,381
Cash needed
£232K
Return after costs
-7.13%
IRR
-8.35%
Mote Avenue, Maidstone, Maidstone
detached · 4 bed · 2 bath
£600,000
est £1,500 · 3.00% gross
EPC D
1 / 17
0/100
Marginal
3.00% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£600K
Return before costs
3.00%
est rent £1,500/monot enough comparables
Bedrooms
4
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: £1,500–£1,500/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £150,000
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £450,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,381
after mortgage, operating costs & tax
Rent in£1,500/mo gross
£1,442/mo collected · £58/mo lost to voids
Where it goes
£2,344Mortgage£480Costs
Outgoings exceed rent — you top up £1,381/mo
Mortgage£2,344
Costs£480
Management£150
Maintenance£100
Insurance£40
CapEx reserve£75
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£1,381
Returns
Return before costs on price3.00%
Cash return on cash-7.13%
Gross margin£963
Cash needed£232,358
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.59
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 | £18,000 | £5,757 | £28,125 | £0 | £0 | -£15,881 | -£15,881 |
| Year 2 | £18,540 | £5,929 | £28,125 | £0 | £0 | -£15,514 | -£31,396 |
| Year 3 | £19,096 | £6,107 | £28,125 | £0 | £0 | -£15,136 | -£46,532 |
| Year 4 | £19,669 | £6,290 | £28,125 | £0 | £0 | -£14,746 | -£61,278 |
| Year 5 | £20,259 | £6,479 | £28,125 | £0 | £0 | -£14,345 | -£75,623 |
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£5,625
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£75,623
Acquisition costs
25% deposit£150,000
Stamp duty£50,000
Refurb£19,458
Legal + survey£2,900
Mortgage + broker£10,000
Cash needed£232,358
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
*Detached Four-Bedroom Home with Large Garden, Garage & Scope to Modernise* *No forward Chain*
A spacious detached four-bedroom home situated on a sought-after residential tree lined road, close to Mote Park. The property offers excellent potential for modernisation and provides an exciting opportunity for a buyer looking to create a home to their own specification. The accommodation is well proportioned throughout, with four bedrooms and generous living space. Outside, the…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice