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Year 5 disposal
BMV -16%
⊞ View all 16
85/ 100
Strong
Strong investment fundamentals.
Why it works
- 12.71% return before costs — above-market
- Priced below market -16% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Leasehold 80yr — verify at solicitor
- 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.
- 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
+£102/mo
Barely breaks even each month
Price vs market
Below market value
-16% vs 12 sold · interior unseen
Return · IRR
3.2%/yr
Modest annualised return
Cash left in
£23K
Stays in after refinancing at value
Price £110KCash to buy £39KReturn before costs on price 12.71%5-yr return on cash 26%Rent est. £1,165 (£949–£1,430)
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: £949–£1,430/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£102
after mortgage, operating costs & tax
Rent in£1,165/mo gross
£1,120/mo collected · £45/mo lost to voids
Where it goes
£447Mortgage£548Costs
£102/mo left as profit · 9% of rent kept
Mortgage£447
Costs£548
Management£117
Maintenance£67
Insurance£20
CapEx reserve£58
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£24
Profit+£102
Returns
Return before costs on price12.71%
Cash return on cash3.13%
Gross margin£573
Cash needed£39,000
Monthly profit payback32y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.51
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 | £13,980 | £6,572 | £5,363 | £0 | £389 | £1,657 | £1,657 |
| Year 2 | £14,399 | £6,769 | £5,363 | £0 | £431 | £1,837 | £3,493 |
| Year 3 | £14,831 | £6,972 | £5,363 | £0 | £474 | £2,023 | £5,516 |
| Year 4 | £15,276 | £7,181 | £5,363 | £0 | £519 | £2,213 | £7,729 |
| Year 5 | £15,735 | £7,397 | £5,363 | £0 | £565 | £2,410 | £10,140 |
Disposal gain (gross)-£437
CGT£0
Net Disposal proceeds£118,413
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leasehold80 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
100 yr
Ground rent
Doubling = lender risk
£10/yr
Extracted from listing description · verify with solicitor
Tenure & planning80 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 cohortME15 8DX · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 50.6 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
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 history289d on marketno cuts yet
Strategy matrix
Rent it out wins — +£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 | 12.71% | +£102 | £39,000 | 26.0% | Low | Feasible |
| Housing-benefit rent | 9.85% | -£147 | £39,000 | -8.3% | Med | Feasible |
| Council lease | 9.85% | +£36 | £39,000 | 9.4% | Low | Feasible |
| Refurb & refinance | 12.71% | +£102 | £45,040 | 22.5% | Med | Feasible |
| Short-stay let / Airbnb | 12.44% | -£163 | £39,000 | -22.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £119,390 | 8% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Maidstone · cap £903/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Maidstone
- LHA monthly cap:
- £903
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 let36% occupancy
£105/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£219/mo cash flow vs Rent it out if converted to Rent by the room
26.18% Return before costs on price converted vs 12.71% as-is
As-is Rent it out
Monthly profit+£253
Return before costs on price12.71%
Cash needed£39,398
If converted to Rent by the room
Monthly profit+£472
Return before costs on price26.18%
Cash needed£55,398
Δ vs Rent it out Monthly profit+£219
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£36,955–£66,000full refurb + room split
⚠️ Capped at 60% of £110,000 asking (£66,000). Raw model: £58,230–£103,995. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,283–£12,566
- 1 × bathroom£4,284–£7,854
- Rewire£2,999–£4,798
- Replumb£2,399–£4,198
- Windows£6,597–£11,395
- Paint + decor£5,997–£10,196
- Flooring£8,396–£14,994
Comparables
sold within 0.5 miWide · CV 63.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedKing's Reach EducationNot applicable · Other independent special school · ME15 8SW
- Not ratedGreenfields Community Primary SchoolPrimary · Community school · ME15 8DF
- Not ratedMadginford Primary SchoolPrimary · Community school · ME15 8LH
- Not ratedSenacre Wood Primary SchoolPrimary · Community school · ME15 8QQ
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£13,980
Section 24 credit£0
Annual tax due£389
Post-tax Monthly profit annual£1,119
Exit costs
Projected sale price (5y · 2%/yr growth)£121,449
Capital gain (pre-CGT)£11,449
Sale costs (~2.5%)£3,036
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£10,140
Rates as of Oct 2024
Acquisition costs
£39,000cash neededPurchase price£110,000
Deposit (25%)£27,500
Stamp duty+5% additional-property surcharge£5,500
Refurb£1,350
Legal + survey£2,000
Mortgage fees£2,650
Total cash neededdeposit + costs (loan covers the rest)£39,000
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A stunning first floor apartment with low ground rent and service charge. Spacious throughout, close to local schools, shops and amenities. Perfect for first time buyers and investors alike. Room sizes: Hallway Lounge/Diner 17'6 x 11'8 (5.34m x 3.56m) Kitchen 8'7 x 7'1 (2.62m x 2.16m) Bedroom 1 13'0 x 8'5 (3.97m x 2.57m) Bedroom 2 9'7 x 7'9 (2.92m x 2.36m) Shower Room Car Port Garden The information provided about this property does not constitute or form part of an offer or…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
ME15 · same beds + typeMedian nearby: £1,250/mo · 13 of 20 already let+£85 vs our est
- The FarrowsLet2b£1,300/moMay 2026
- The Farrows, Maidstone, ME15Let2b£1,300/moMay 2026
- Upper Stone Street Maidstone ME152b£1,300/moMay 2026
- Gabriels Hill, Maidstone, ME15Let2b£1,300/moMay 2026
- Highland Road, Maidstone, Kent, ME152b£1,200/moMay 2026
- Loose Road Maidstone ME15Let2b£1,250/moMay 2026
- College Road , Maidstone2b£1,100/moMay 2026
- Gabriels Hill, Maidstone, ME15Let2b£1,250/moMay 2026
- Cornhill Place, Maidstone, ME152b£1,250/moMay 2026
- Kent House2b£1,150/moMay 2026
- Lower Stone Street, Maidstone, ME15Let2b£1,200/moMay 2026
- Lower Stone Street, Maidstone, ME152b£1,150/moMay 2026
- Stagshaw Close, Maidstone, ME152b£1,200/moMay 2026
- Loose Road, Loose, Maidstone ME15Let2b£1,250/moMay 2026
- Willington Street, Maidstone ME15Let2b£1,100/moMay 2026
- Romney Place, Maidstone ME15Let2b£1,200/moMay 2026
- Loose Road, Loose, Maidstone ME15Let2b£1,250/moMay 2026
- Cornhill Place, Maidstone ME15Let2b£1,250/moMay 2026
- College Road, Maidstone ME15Let2b£1,100/moMay 2026
- River Bank Close, Maidstone, Kent ME15Let2b£1,300/moDec 2025
Other deals nearby
ME15 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Wards - Maidstone
About this listing
289 days · ZooplaPrice history
5-year price trend
Monthly profit
+£102
Cash needed
£39K
Return after costs
3.13%
IRR
3.25%
Listed 289d ago
School Lane, Maidstone, Kent ME15
flat · 2 bed · 1 bath
£110,000
est £1,165 · 12.71% gross
Leasehold 80yr
Priced below market
1 / 14
85/100
Strong
Real 12.71% — fundamentals work.
Priced below market -16% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.71% Return before costs — above-market
Lease 80 yrs — extend before exit
Price
£110K
16% below sold comps
Return before costs
12.71%
est rent £1,165/monot enough comparablesRange £949–£1,430/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
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: £949–£1,430/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£102
after mortgage, operating costs & tax
Rent in£1,165/mo gross
£1,120/mo collected · £45/mo lost to voids
Where it goes
£447Mortgage£548Costs
£102/mo left as profit · 9% of rent kept
Mortgage£447
Costs£548
Management£117
Maintenance£67
Insurance£20
CapEx reserve£58
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£24
Profit+£102
Returns
Return before costs on price12.71%
Cash return on cash3.13%
Gross margin£573
Cash needed£39,000
Monthly profit payback32y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.51
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Maidstone · cap £903/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Maidstone
- LHA monthly cap:
- £903
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £13,980 | £6,572 | £5,363 | £0 | £389 | £1,657 | £1,657 |
| Year 2 | £14,399 | £6,769 | £5,363 | £0 | £431 | £1,837 | £3,493 |
| Year 3 | £14,831 | £6,972 | £5,363 | £0 | £474 | £2,023 | £5,516 |
| Year 4 | £15,276 | £7,181 | £5,363 | £0 | £519 | £2,213 | £7,729 |
| Year 5 | £15,735 | £7,397 | £5,363 | £0 | £565 | £2,410 | £10,140 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining80 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
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 miWide · CV 63.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,073
Annual rental tax£286
CGT yr 5£0 · company level
5y net total£10,140
Acquisition costs
25% deposit£27,500
Stamp duty£5,500
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£2,650
Cash needed£39,000
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
A stunning first floor apartment with low ground rent and service charge. Spacious throughout, close to local schools, shops and amenities. Perfect for first time buyers and investors alike. Room sizes: Hallway Lounge/Diner 17'6 x 11'8 (5.34m x 3.56m) Kitchen 8'7 x 7'1 (2.62m x 2.16m) Bedroom 1 13'0 x 8'5 (3.97m x 2.57m) Bedroom 2 9'7 x 7'9 (2.92m x 2.36m) Shower Room Car Port Garden The information provided about this property does not constitute or form part of an offer or…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice