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Year 5 disposal
⊞ View all 15
0/ 100
Weak
5.19% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£613/mo — heavily negative — needs monthly capital injection
- -5.1% 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
−£613/mo
You top up £613/mo
Price
£410K
No local sold comps to compare
Return · IRR
-5.1%/yr
Loses money over 5 years
Cash to get in
£160K
Deposit + fees + refurb
Return before costs on price 5.19%5-yr return on cash -18%Rent est. £1,773 (£1,646–£1,910)
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: £1,646–£1,910/mo · n=153
Financing
DepositYour cash in — the rest is the mortgage25% · £102,500
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 (£12,558–£23,442 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £307,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£613
after mortgage, operating costs & tax
Rent in£1,773/mo gross
£1,705/mo collected · £68/mo lost to voids
Where it goes
£1,666Mortgage£652Costs
Outgoings exceed rent — you top up £613/mo
Mortgage£1,666
Costs£652
Management£177
Maintenance£67
Insurance£40
CapEx reserve£89
Voids + council tax£7
Service charge + ground rent£168
Ltd co. accounts£104
Tax—
Shortfall−£613
Returns
Return before costs on price5.19%
Cash return on cash-4.60%
Gross margin£1,052
Cash needed£159,919
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.02
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 | £21,276 | £7,829 | £19,988 | £0 | £0 | -£6,540 | -£6,540 |
| Year 2 | £21,914 | £8,064 | £19,988 | £0 | £0 | -£6,137 | -£12,677 |
| Year 3 | £22,572 | £8,306 | £19,988 | £0 | £0 | -£5,721 | -£18,399 |
| Year 4 | £23,249 | £8,555 | £19,988 | £0 | £0 | -£5,293 | -£23,692 |
| Year 5 | £23,946 | £8,811 | £19,988 | £0 | £0 | -£4,853 | -£28,545 |
Disposal gain (gross)-£18,913
CGT£0
Net Disposal proceeds£441,356
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leaseholdleasehold
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£300/yr
Service charge
Annual running cost
£1,710/yr
Extracted from listing description · verify with solicitor
Tenure & planningleasehold
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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 cohortBR2 9HW · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 15 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 · 2-bath · 945 sqft · London ×1.4
£36k–£69k
£ per sqft
building cost only
£38–£73
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- 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 history10d on marketno cuts yet
Strategy matrix
Rent it out wins — -£613/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 | 5.19% | -£613 | £159,919 | -17.8% | Low | Feasible |
| Housing-benefit rent | 3.79% | -£1,083 | £159,919 | -35.3% | Med | Feasible |
| Council lease | 0.00% | -£2,045 | £159,919 | -77.6% | Low | Feasible |
| Refurb & refinance | 5.19% | -£613 | £187,117 | -15.3% | Med | Feasible |
| Short-stay let / Airbnb | 3.95% | -£1,361 | £159,919 | -50.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£379 | £466,967 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer South East London · cap £1,296/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South East London
- LHA monthly cap:
- £1,296
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
£180/night ADR
Based on 30 short-let comps nearby
Rent by the room conversion upside
-£223/mo cash flow vs Rent it out if converted to Rent by the room
7.02% Return before costs on price converted vs 5.19% as-is
As-is Rent it out
Monthly profit-£366
Return before costs on price5.19%
Cash needed£114,398
If converted to Rent by the room
Monthly profit-£589
Return before costs on price7.02%
Cash needed£130,398
Δ vs Rent it out Monthly profit-£223
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
£56,000
Range: £47,600 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£66,420–£123,825full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- 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
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodBromley Trust Alternative Provision AcademyNot applicable · Academy alternative provision sponsor led · BR2 9EA
- GoodThe Ravensbourne SchoolSecondary · Academy converter · BR2 9EH
- Not ratedRaglan Primary SchoolPrimary · Academy converter · BR2 9NL
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£21,276
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,359
Exit costs
Projected sale price (5y · 2%/yr growth)£452,673
Capital gain (pre-CGT)£42,673
Sale costs (~2.5%)£11,317
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-£28,545
Rates as of Oct 2024
Acquisition costs
£159,919cash neededPurchase price£410,000
Deposit (25%)£102,500
Stamp duty+5% additional-property surcharge£31,000
Refurb£16,744
Legal + survey£2,525
Mortgage fees£7,150
Total cash neededdeposit + costs (loan covers the rest)£159,919
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Stunning two bedroom, two bathroom apartment with private balcony and off street parking, ideally situated within a short distance of the centre of Bromley, excellent transport links and amenities. The property offers bright and spacious accommodation with stylish interiors and high quality finish throughout - ideal for homeowner or investor alike in this fantastic residential development. Features include a superb open plan reception/kitchen, stylish bathroom and principal e…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
BR2 · same beds + typeMedian nearby: £1,850/mo · 13 of 20 already let+£77 vs our est
- St. Marks Road Bromley BR22b£2,000/moMay 2026
- Burwood Avenue Bromley BR22b£1,850/moMay 2026
- St. Marks Road Bromley BR22b£1,950/moMay 2026
- Mackintosh Street, Bromley, BR2Let2b£1,700/moMay 2026
- St. Marks Road Bromley BR2Let2b£2,000/moMay 2026
- Burwood Avenue Bromley BR2Let2b£1,850/moMay 2026
- St. Marks Road Bromley BR2Let2b£1,950/moMay 2026
- Tredwell Close, Bromley, BR2Let2b£1,850/moMay 2026
- Hollydene, Bromley, BR2Let2b£1,800/moMay 2026
- Keeping Court, Bromley, BR2Let2b£2,500/moMay 2026
- Hillview, Bromley, BR2Let2b£1,700/moMay 2026
- Mackintosh Street, Bromley, BR2Let2b£1,700/moMay 2026
- Queen Anne Avenue, BromleyLet2b£1,750/moMay 2026
- Maxim Apartments, Wheeler Place, Bro…Let2b£1,800/moMay 2026
- Westmoreland Road, Bromley, BR22b£1,800/moMay 2026
- Masons Hill, Bromley, Kent, BR22b£1,800/moMay 2026
- 5 Jefferson Place Bromley BR22b£1,795/moMay 2026
- Tredwell Close, Bromley, BR2Let2b£1,850/moMay 2026
- River Park Gardens, Bromley, BR22b£1,950/moMay 2026
- Wells View Drive Bromley BR2Let2b£1,850/moMay 2026
Listing metazoopla · Purplebricks
About this listing
10 days · ZooplaPrice history
5-year price trend
Monthly profit
−£613
Cash needed
£160K
Return after costs
-4.60%
IRR
-5.15%
Listed 10d ago
169 Masons Hill, Bromley BR2
flat · 2 bed · 2 bath
£410,000
est £1,773 · 5.19% gross
EPC B
1 / 15
0/100
Marginal
5.19% — verify the rent + comps locally.
5.19% Return before costs — around the area average for this property type.
Monthly profit −£613/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£410K
Return before costs
5.19%
est rent £1,773/mo153 comps within 1 kmRange £1,646–£1,910/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
B
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: £1,646–£1,910/mo · n=153
Financing
DepositYour cash in — the rest is the mortgage25% · £102,500
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 (£12,558–£23,442 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £307,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£613
after mortgage, operating costs & tax
Rent in£1,773/mo gross
£1,705/mo collected · £68/mo lost to voids
Where it goes
£1,666Mortgage£652Costs
Outgoings exceed rent — you top up £613/mo
Mortgage£1,666
Costs£652
Management£177
Maintenance£67
Insurance£40
CapEx reserve£89
Voids + council tax£7
Service charge + ground rent£168
Ltd co. accounts£104
Tax—
Shortfall−£613
Returns
Return before costs on price5.19%
Cash return on cash-4.60%
Gross margin£1,052
Cash needed£159,919
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.02
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer South East London · cap £1,296/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South East London
- LHA monthly cap:
- £1,296
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 | £21,276 | £7,829 | £19,988 | £0 | £0 | -£6,540 | -£6,540 |
| Year 2 | £21,914 | £8,064 | £19,988 | £0 | £0 | -£6,137 | -£12,677 |
| Year 3 | £22,572 | £8,306 | £19,988 | £0 | £0 | -£5,721 | -£18,399 |
| Year 4 | £23,249 | £8,555 | £19,988 | £0 | £0 | -£5,293 | -£23,692 |
| Year 5 | £23,946 | £8,811 | £19,988 | £0 | £0 | -£4,853 | -£28,545 |
Rent by the room upside
What we verified
5306
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 ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£1,710/yr
Ground rentDoubling clauses kill mortgageability£300/yr
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£3,998
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£28,545
Acquisition costs
25% deposit£102,500
Stamp duty£31,000
Refurb£16,744
Legal + survey£2,525
Mortgage + broker£7,150
Cash needed£159,919
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 copyZoopla
Stunning two bedroom, two bathroom apartment with private balcony and off street parking, ideally situated within a short distance of the centre of Bromley, excellent transport links and amenities. The property offers bright and spacious accommodation with stylish interiors and high quality finish throughout - ideal for homeowner or investor alike in this fantastic residential development. Features include a superb open plan reception/kitchen, stylish bathroom and principal e…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice