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Year 5 disposal
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36/ 100
Weak
7.62% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.62% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£51/mo — mildly negative — equity build may cover
- -0.5% 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
−£51/mo
You top up £51/mo
Price
£300K
No local sold comps to compare
Return · IRR
-0.5%/yr
Loses money over 5 years
Cash to get in
£119K
Deposit + fees + refurb
Return before costs on price 7.62%5-yr return on cash 4%Rent est. £1,904 (£1,745–£2,077)
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: £1,745–£2,077/mo · n=124
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£12,036–£22,467 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
-£51
after mortgage, operating costs & tax
Rent in£1,904/mo gross
£1,831/mo collected · £73/mo lost to voids
Where it goes
£1,219Mortgage£663Costs
Outgoings exceed rent — you top up £51/mo
Mortgage£1,219
Costs£663
Management£190
Maintenance£67
Insurance£28
CapEx reserve£95
Voids + council tax£7
Service charge + ground rent£172
Ltd co. accounts£104
Tax—
Shortfall−£51
Returns
Return before costs on price7.62%
Cash return on cash-0.52%
Gross margin£1,167
Cash needed£119,073
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.50
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 | £22,848 | £7,961 | £14,625 | £0 | £50 | £212 | £212 |
| Year 2 | £23,533 | £8,200 | £14,625 | £0 | £135 | £574 | £786 |
| Year 3 | £24,239 | £8,446 | £14,625 | £0 | £222 | £947 | £1,733 |
| Year 4 | £24,967 | £8,699 | £14,625 | £0 | £312 | £1,331 | £3,064 |
| Year 5 | £25,716 | £8,960 | £14,625 | £0 | £405 | £1,726 | £4,790 |
Disposal gain (gross)-£15,629
CGT£0
Net Disposal proceeds£322,944
What we verified
What we verified
42054 ok · 2 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
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 cohortBR1 3JA · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 13.5 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 · 664 sqft · London ×1.4
£25k–£48k
£ per sqft
building cost only
£37–£72
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£6,640–£11,952
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,296–£17,264
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history57d on marketno cuts yet
Strategy matrix
Rent it out wins — -£51/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 | 7.62% | -£51 | £119,073 | 4.0% | Low | Feasible |
| Housing-benefit rent | 5.18% | -£627 | £119,073 | -24.4% | Med | Feasible |
| Council lease | 0.00% | -£1,590 | £119,073 | -81.3% | Low | Feasible |
| Refurb & refinance | 7.62% | -£51 | £140,492 | 3.4% | Med | Feasible |
| Short-stay let / Airbnb | 5.58% | -£844 | £119,073 | -41.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£371 | £344,992 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context308 active short-lets nearby
Short-let market context
- 308 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
£186/night ADR
Based on 57 short-let comps nearby
Rent by the room conversion upside
-£297/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 7.62% as-is
As-is Rent it out
Monthly profit+£138
Return before costs on price7.62%
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-£297
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
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£46,856–£87,864full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£3,320–£5,976
- Replumb£2,656–£5,312
- Windows£7,304–£13,280
- Paint + decor£6,640–£11,952
- Flooring£9,296–£17,264
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 ratedBromley MencapNot applicable · Special post 16 institution · BR1 3LP
- Not ratedThe Tutorial FoundationNot applicable · Other independent special school · BR1 3HY
- Not ratedSt Joseph's Catholic Primary SchoolPrimary · Academy converter · BR1 3JQ
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£22,848
Section 24 credit£0
Annual tax due£50
Post-tax Monthly profit annual-£666
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£4,790
Rates as of Oct 2024
Acquisition costs
£119,073cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£16,048
Legal + survey£2,525
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£119,073
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Guide price £300,000 to £325,000 jdm are delighted to present to the market this well-presented, chain-free, two-bedroom apartment, ideally situated in the quiet and sought-after Dainton Close, offering spacious accommodation, off-street parking and attractive communal gardens.
The property comprises a bright and well-appointed kitchen, a generous reception room enjoying pleasant views over the communal gardens, a spacious principal bedroom with excellent built-in storage, a…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
BR1 · same beds + typeMedian nearby: £1,800/mo · 12 of 20 already let-£104 vs our est
- High Street, Bromley, BR12b£1,900/moMay 2026
- 16 North Street, Bromley BR1Let2b£1,575/moMay 2026
- London Road, Bromley BR12b£1,800/moMay 2026
- Widmore Road, Bromley, BR1Let2b£1,895/moMay 2026
- Ethelbert Close, Bromley, BR1Let2b£1,600/moMay 2026
- London Road, Bromley BR1Let2b£1,800/moMay 2026
- Morgan Road, Bromley, Kent, BR13QFLet2b£1,450/moMay 2026
- Burnt Ash Lane, Bromley2b£1,800/moMay 2026
- Plaistow Lane, Bromley, BR1Let2b£1,900/moMay 2026
- Sherman Road, Bromley BR12b£1,700/moMay 2026
- Plaistow Lane, Bromley, Kent, BR12b£1,900/moMay 2026
- London Road, Bromley, BR12b£1,800/moMay 2026
- Howard Road, Bromley, Kent, BR1 3QQ2b£1,575/moMay 2026
- Denbridge Road, Bromley, BR1Let2b£2,000/moMay 2026
- Tetty Way, Bromley, BR12b£1,650/moMay 2026
- Sundridge Park Mansion, BR1Let2b£2,500/moMay 2026
- The Laurels, Bromley, BR1Let2b£1,725/moMay 2026
- Tweedy Road, Bromley, BR1Let2b£2,500/moMay 2026
- Plaistow Lane, Bromley, BR1Let2b£1,900/moMay 2026
- Widmore Road Bromley BR1Let2b£1,695/moMay 2026
Other deals nearby
BR1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · jdm Estate Agents
About this listing
57 days · ZooplaPrice history
5-year price trend
Monthly profit
−£51
Cash needed
£119K
Return after costs
-0.52%
IRR
-0.50%
Listed 57d ago
Dainton Close, Bromley BR1
flat · 2 bed · 1 bath · 664 sqft
£300,000
est £1,904 · 7.62% gross
Chain freeEPC D
1 / 12
36/100
Marginal
7.62% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.62% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£300K
Return before costs
7.62%
est rent £1,904/mo124 comps within 1 kmRange £1,745–£2,077/mo (Q1–Q3)
Bedrooms
2
1 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
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: £1,745–£2,077/mo · n=124
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£12,036–£22,467 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
-£51
after mortgage, operating costs & tax
Rent in£1,904/mo gross
£1,831/mo collected · £73/mo lost to voids
Where it goes
£1,219Mortgage£663Costs
Outgoings exceed rent — you top up £51/mo
Mortgage£1,219
Costs£663
Management£190
Maintenance£67
Insurance£28
CapEx reserve£95
Voids + council tax£7
Service charge + ground rent£172
Ltd co. accounts£104
Tax—
Shortfall−£51
Returns
Return before costs on price7.62%
Cash return on cash-0.52%
Gross margin£1,167
Cash needed£119,073
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.50
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context308 active short-lets nearby
Short-let market context
- 308 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 | £22,848 | £7,961 | £14,625 | £0 | £50 | £212 | £212 |
| Year 2 | £23,533 | £8,200 | £14,625 | £0 | £135 | £574 | £786 |
| Year 3 | £24,239 | £8,446 | £14,625 | £0 | £222 | £947 | £1,733 |
| Year 4 | £24,967 | £8,699 | £14,625 | £0 | £312 | £1,331 | £3,064 |
| Year 5 | £25,716 | £8,960 | £14,625 | £0 | £405 | £1,726 | £4,790 |
Rent by the room upside
What we verified
4306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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
Service chargeReduces net yield£1,763/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£2,925
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£4,790
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£16,048
Legal + survey£2,525
Mortgage + broker£5,500
Cash needed£119,073
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
Guide price £300,000 to £325,000 jdm are delighted to present to the market this well-presented, chain-free, two-bedroom apartment, ideally situated in the quiet and sought-after Dainton Close, offering spacious accommodation, off-street parking and attractive communal gardens.
The property comprises a bright and well-appointed kitchen, a generous reception room enjoying pleasant views over the communal gardens, a spacious principal bedroom with excellent built-in storage, a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice