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Year 5 disposal
⊞ View all 12
6/ 100
Weak
5.57% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (125 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£478/mo — significantly negative — real recurring drain
- -5.6% 5y IRR — capital outlay disproportionate to returns
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- 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
−£478/mo
You top up £478/mo
Price
£300K
No local sold comps to compare
Return · IRR
-5.6%/yr
Loses money over 5 years
Cash to get in
£109K
Deposit + fees + refurb
Return before costs on price 5.57%5-yr return on cash -21%Rent est. £1,393 (£1,294–£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: £1,294–£1,500/mo · n=97
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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
-£478
after mortgage, operating costs & tax
Rent in£1,393/mo gross
£1,339/mo collected · £54/mo lost to voids
Where it goes
£1,172Mortgage£645Costs
Outgoings exceed rent — you top up £478/mo
Mortgage£1,172
Costs£645
Management£139
Maintenance£67
Insurance£28
CapEx reserve£70
Voids + council tax£7
Service charge + ground rent£230
Ltd co. accounts£104
Tax—
Shortfall−£478
Returns
Return before costs on price5.57%
Cash return on cash-5.24%
Gross margin£694
Cash needed£109,442
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.10
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 | £16,716 | £7,745 | £14,063 | £0 | £0 | -£5,091 | -£5,091 |
| Year 2 | £17,217 | £7,977 | £14,063 | £0 | £0 | -£4,822 | -£9,914 |
| Year 3 | £17,734 | £8,217 | £14,063 | £0 | £0 | -£4,545 | -£14,459 |
| Year 4 | £18,266 | £8,463 | £14,063 | £0 | £0 | -£4,260 | -£18,718 |
| Year 5 | £18,814 | £8,717 | £14,063 | £0 | £0 | -£3,965 | -£22,684 |
Disposal gain (gross)-£5,998
CGT£0
Net Disposal proceeds£322,944
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold125 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
125 yr
Ground rent
Doubling = lender risk
£300/yr
Service charge
Annual running cost
£2,455/yr
High ground rent — £300/year
Above the £250 assured-tenancy threshold. Risk of forfeiture proceedings on missed payments. Some lenders cap acceptable ground rent at this level.
Extracted from listing description · verify with solicitor
Tenure & planning125 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
from listing
Band 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
SchoolsNo postcode
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohort1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 13.2 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
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£478/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 | 5.57% | -£478 | £109,442 | -20.7% | Low | Feasible |
| Housing-benefit rent | 4.18% | -£829 | £109,442 | -39.6% | Med | Feasible |
| Council lease | 0.00% | -£1,601 | £109,442 | -89.2% | Low | Feasible |
| Refurb & refinance | 5.57% | -£478 | £127,009 | -17.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£429 | £331,509 | 7% | 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
+£85/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 5.57% as-is
As-is Rent it out
Monthly profit-£244
Return before costs on price5.57%
Cash needed£86,898
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,898
Δ vs Rent it out Monthly profit+£85
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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£16,716
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,734
Exit costs
Projected sale price (5y · 2%/yr growth)£331,224
Capital gain (pre-CGT)£31,224
Sale costs (~2.5%)£8,281
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-£22,684
Rates as of Oct 2024
Acquisition costs
£109,442cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£6,417
Legal + survey£2,525
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£109,442
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
* GUIDE PRICE £300,000 - £325,000 *
A well-presented one-bedroom apartment with a private balcony, situated within Babbacombe House on Babbacombe Road, Bromley.
The property provides well-proportioned and contemporary accommodation, ideal for a first-time buyer, professional purchaser or investor.
Internally, the apartment comprises a welcoming reception room, with plenty of natural light and direct access to the balcony, creating an excellent space for both relaxing and e…
Floor plans
Listing metaonthemarket · Langford Russell - Bromley
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£478
Cash needed
£109K
Return after costs
-5.24%
IRR
-5.64%
Babbacombe Road, Bromley, Bromley
flat · 1 bed · 1 bath
£300,000
est £1,393 · 5.57% gross
Leasehold 125yr
1 / 12
6/100
Marginal
5.57% — verify the rent + comps locally.
5.57% Return before costs — around the area average for this property type.
Monthly profit −£478/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£300K
Return before costs
5.57%
est rent £1,393/monot enough comparablesRange £1,294–£1,500/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
—
Energy rating
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: £1,294–£1,500/mo · n=97
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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
-£478
after mortgage, operating costs & tax
Rent in£1,393/mo gross
£1,339/mo collected · £54/mo lost to voids
Where it goes
£1,172Mortgage£645Costs
Outgoings exceed rent — you top up £478/mo
Mortgage£1,172
Costs£645
Management£139
Maintenance£67
Insurance£28
CapEx reserve£70
Voids + council tax£7
Service charge + ground rent£230
Ltd co. accounts£104
Tax—
Shortfall−£478
Returns
Return before costs on price5.57%
Cash return on cash-5.24%
Gross margin£694
Cash needed£109,442
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.10
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 | £16,716 | £7,745 | £14,063 | £0 | £0 | -£5,091 | -£5,091 |
| Year 2 | £17,217 | £7,977 | £14,063 | £0 | £0 | -£4,822 | -£9,914 |
| Year 3 | £17,734 | £8,217 | £14,063 | £0 | £0 | -£4,545 | -£14,459 |
| Year 4 | £18,266 | £8,463 | £14,063 | £0 | £0 | -£4,260 | -£18,718 |
| Year 5 | £18,814 | £8,717 | £14,063 | £0 | £0 | -£3,965 | -£22,684 |
Rent by the room upside
What we verified
5206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining125 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
Service chargeReduces net yield£2,454.93/yr
Ground rentDoubling clauses kill mortgageability£300/yr
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedNo postcode
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£2,813
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£22,684
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£6,417
Legal + survey£2,525
Mortgage + broker£5,500
Cash needed£109,442
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
* GUIDE PRICE £300,000 - £325,000 *
A well-presented one-bedroom apartment with a private balcony, situated within Babbacombe House on Babbacombe Road, Bromley.
The property provides well-proportioned and contemporary accommodation, ideal for a first-time buyer, professional purchaser or investor.
Internally, the apartment comprises a welcoming reception room, with plenty of natural light and direct access to the balcony, creating an excellent space for both relaxing and e…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice