Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 14
0/ 100
Weak
4.06% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£745/mo — heavily negative — needs monthly capital injection
- -6.6% 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
−£745/mo
You top up £745/mo
Price
£400K
No local sold comps to compare
Return · IRR
-6.6%/yr
Loses money over 5 years
Cash to get in
£150K
Deposit + fees + refurb
Return before costs on price 4.06%5-yr return on cash -25%Rent est. £1,354 (£1,349–£1,359)
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: £1,349–£1,359/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£745
after mortgage, operating costs & tax
Rent in£1,354/mo gross
£1,302/mo collected · £52/mo lost to voids
Where it goes
£1,625Mortgage£422Costs
Outgoings exceed rent — you top up £745/mo
Mortgage£1,625
Costs£422
Management£135
Maintenance£67
Insurance£40
CapEx reserve£68
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£745
Returns
Return before costs on price4.06%
Cash return on cash-5.96%
Gross margin£880
Cash needed£149,914
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.80
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 | £16,248 | £5,059 | £19,500 | £0 | £0 | -£8,311 | -£8,311 |
| Year 2 | £16,735 | £5,210 | £19,500 | £0 | £0 | -£7,975 | -£16,286 |
| Year 3 | £17,238 | £5,367 | £19,500 | £0 | £0 | -£7,629 | -£23,915 |
| Year 4 | £17,755 | £5,528 | £19,500 | £0 | £0 | -£7,273 | -£31,188 |
| Year 5 | £18,287 | £5,694 | £19,500 | £0 | £0 | -£6,906 | -£38,094 |
Disposal gain (gross)-£12,322
CGT£0
Net Disposal proceeds£430,592
What we verified
What we verified
21082 ok · 1 caution · 0 fail · 8 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
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
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 7FB · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 49.9 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 history87d on marketno cuts yet
Strategy matrix
Rent it out wins — -£745/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 | 4.06% | -£745 | £149,914 | -25.4% | Low | Feasible |
| Housing-benefit rent | 2.71% | -£1,171 | £149,914 | -42.8% | Med | Feasible |
| Council lease | 2.71% | -£978 | £149,914 | -37.6% | Low | Feasible |
| Refurb & refinance | 4.06% | -£745 | £174,220 | -21.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £447,220 | 7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
Rent by the room conversion upside
+£117/mo cash flow vs Rent it out if converted to Rent by the room
7.20% Return before costs on price converted vs 4.06% as-is
As-is Rent it out
Monthly profit-£667
Return before costs on price4.06%
Cash needed£111,898
If converted to Rent by the room
Monthly profit-£550
Return before costs on price7.20%
Cash needed£127,898
Δ vs Rent it out Monthly profit+£117
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
£58,230–£103,995full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
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
- Not ratedLeigh Academy MolehillPrimary · Academy sponsor led · ME15 7ND
- Not ratedPark Way Primary SchoolPrimary · Community school · ME15 7AH
- Not ratedMaidstone Grammar SchoolSecondary · Foundation school · ME15 7BT
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£16,248
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,936
Exit costs
Projected sale price (5y · 2%/yr growth)£441,632
Capital gain (pre-CGT)£41,632
Sale costs (~2.5%)£11,041
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-£38,094
Rates as of Oct 2024
Acquisition costs
£149,914cash neededPurchase price£400,000
Deposit (25%)£100,000
Stamp duty+5% additional-property surcharge£30,000
Refurb£10,764
Legal + survey£2,150
Mortgage fees£7,000
Total cash neededdeposit + costs (loan covers the rest)£149,914
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Tucked away in a quiet cul-de-sac, this semi-detached bungalow is completely ready to move into and offers a high specification interior and beautiful rear There is a spacious entertaining area, perfect for entertaining family and friends.
Room sizes:
• Hallway
• Bedroom 1 15'0 x 9'10 (4.58m x 3.00m)
• Bedroom 2 13'0 x 8'0 (3.97m x 2.44m)
• Lounge/Diner 23'0 x 11'10 (7.02m x 3.61m)
• Kitchen 10'0 x 10'0 (3.05m x 3.05m)
• Bathroom
• Rear Garden
• Front Garden
• Drive…
Floor plans
Listing metazoopla · Wards - Maidstone
About this listing
87 days · ZooplaPrice history
5-year price trend
Monthly profit
−£745
Cash needed
£150K
Return after costs
-5.96%
IRR
-6.63%
Listed 87d ago
Mulberry Place, Maidstone, Kent ME15
semi-detached · 2 bed · 1 bath
£400,000
est £1,354 · 4.06% gross
1 / 14
0/100
Marginal
4.06% — verify the rent + comps locally.
4.06% Return before costs — around the area average for this property type.
Monthly profit −£745/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£400K
Return before costs
4.06%
est rent £1,354/monot enough comparablesRange £1,349–£1,359/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: £1,349–£1,359/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£745
after mortgage, operating costs & tax
Rent in£1,354/mo gross
£1,302/mo collected · £52/mo lost to voids
Where it goes
£1,625Mortgage£422Costs
Outgoings exceed rent — you top up £745/mo
Mortgage£1,625
Costs£422
Management£135
Maintenance£67
Insurance£40
CapEx reserve£68
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£745
Returns
Return before costs on price4.06%
Cash return on cash-5.96%
Gross margin£880
Cash needed£149,914
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.80
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
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 | £16,248 | £5,059 | £19,500 | £0 | £0 | -£8,311 | -£8,311 |
| Year 2 | £16,735 | £5,210 | £19,500 | £0 | £0 | -£7,975 | -£16,286 |
| Year 3 | £17,238 | £5,367 | £19,500 | £0 | £0 | -£7,629 | -£23,915 |
| Year 4 | £17,755 | £5,528 | £19,500 | £0 | £0 | -£7,273 | -£31,188 |
| Year 5 | £18,287 | £5,694 | £19,500 | £0 | £0 | -£6,906 | -£38,094 |
Rent by the room upside
What we verified
2208
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeUnknown
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,900
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£38,094
Acquisition costs
25% deposit£100,000
Stamp duty£30,000
Refurb£10,764
Legal + survey£2,150
Mortgage + broker£7,000
Cash needed£149,914
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
Tucked away in a quiet cul-de-sac, this semi-detached bungalow is completely ready to move into and offers a high specification interior and beautiful rear There is a spacious entertaining area, perfect for entertaining family and friends.
Room sizes:
• Hallway
• Bedroom 1 15'0 x 9'10 (4.58m x 3.00m)
• Bedroom 2 13'0 x 8'0 (3.97m x 2.44m)
• Lounge/Diner 23'0 x 11'10 (7.02m x 3.61m)
• Kitchen 10'0 x 10'0 (3.05m x 3.05m)
• Bathroom
• Rear Garden
• Front Garden
• Drive…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice