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Year 5 disposal
⊞ View all 16
16/ 100
Weak
6.62% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£234/mo — significantly negative — real recurring drain
- -2.3% 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
−£234/mo
You top up £234/mo
Price
£325K
No local sold comps to compare
Return · IRR
-2.3%/yr
Loses money over 5 years
Cash to get in
£129K
Deposit + fees + refurb
Return before costs on price 6.62%5-yr return on cash -4%Rent est. £1,793 (£1,646–£1,953)
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–£1,953/mo · n=165
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 £243,750 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
-£234
after mortgage, operating costs & tax
Rent in£1,793/mo gross
£1,724/mo collected · £69/mo lost to voids
Where it goes
£1,320Mortgage£638Costs
Outgoings exceed rent — you top up £234/mo
Mortgage£1,320
Costs£638
Management£179
Maintenance£67
Insurance£28
CapEx reserve£90
Voids + council tax£7
Service charge + ground rent£163
Ltd co. accounts£104
Tax—
Shortfall−£234
Returns
Return before costs on price6.62%
Cash return on cash-2.18%
Gross margin£1,086
Cash needed£128,894
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.31
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 | £21,516 | £7,653 | £15,844 | £0 | £0 | -£1,981 | -£1,981 |
| Year 2 | £22,161 | £7,882 | £15,844 | £0 | £0 | -£1,565 | -£3,545 |
| Year 3 | £22,826 | £8,119 | £15,844 | £0 | £0 | -£1,136 | -£4,682 |
| Year 4 | £23,511 | £8,363 | £15,844 | £0 | £0 | -£695 | -£5,377 |
| Year 5 | £24,216 | £8,613 | £15,844 | £0 | £0 | -£241 | -£5,618 |
Disposal gain (gross)-£16,913
CGT£0
Net Disposal proceeds£349,856
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
959 yr
Service charge
Annual running cost
£1,800/yr
Extracted from listing description · verify with solicitor
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 cohortBR2 9EB · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 15.1 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 · 945 sqft · London ×1.4
£32k–£60k
£ per sqft
building cost only
£33–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- 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 history45d on marketno cuts yet
Strategy matrix
Rent it out wins — -£234/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 | 6.62% | -£234 | £128,894 | -4.4% | Low | Feasible |
| Housing-benefit rent | 4.79% | -£720 | £128,894 | -26.8% | Med | Feasible |
| Council lease | 0.00% | -£1,682 | £128,894 | -79.4% | Low | Feasible |
| Refurb & refinance | 6.62% | -£234 | £151,842 | -3.7% | Med | Feasible |
| Short-stay let / Airbnb | 4.77% | -£1,007 | £128,894 | -45.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£362 | £373,467 | 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
£172/night ADR
Based on 19 short-let comps nearby
Rent by the room conversion upside
-£239/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 6.62% as-is
As-is Rent it out
Monthly profit-£17
Return before costs on price6.62%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit-£239
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
£59,220–£110,625full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- 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 score90 / 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£21,516
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,808
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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-£5,618
Rates as of Oct 2024
Acquisition costs
£128,894cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+5% additional-property surcharge£22,500
Refurb£16,744
Legal + survey£2,525
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£128,894
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A well-presented first-floor, two-bedroom split-level apartment, ideally situated within close proximity of The Glades Shopping Centre and Bromley South Railway Station, providing excellent transport links into the City.
Presented in excellent condition throughout, the property comprises a spacious reception room, separate fitted kitchen, two bedrooms, separate shower room.
Further benefits include double glazing, gas-fired central heating, off-road parking and a private ga…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
BR2 · same beds + typeMedian nearby: £1,850/mo · 13 of 20 already let+£57 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
Other deals nearby
BR2 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Langford Russell - Bromley
About this listing
45 days · ZooplaPrice history
5-year price trend
Monthly profit
−£234
Cash needed
£129K
Return after costs
-2.18%
IRR
-2.28%
Listed 45d ago
Hayes Lane, Bromley BR2
flat · 2 bed · 1 bath
£325,000
est £1,793 · 6.62% gross
Leasehold 959yrEPC D
1 / 16
16/100
Marginal
6.62% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£325K
Return before costs
6.62%
est rent £1,793/mo165 comps within 1 kmRange £1,646–£1,953/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: £1,646–£1,953/mo · n=165
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 £243,750 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
-£234
after mortgage, operating costs & tax
Rent in£1,793/mo gross
£1,724/mo collected · £69/mo lost to voids
Where it goes
£1,320Mortgage£638Costs
Outgoings exceed rent — you top up £234/mo
Mortgage£1,320
Costs£638
Management£179
Maintenance£67
Insurance£28
CapEx reserve£90
Voids + council tax£7
Service charge + ground rent£163
Ltd co. accounts£104
Tax—
Shortfall−£234
Returns
Return before costs on price6.62%
Cash return on cash-2.18%
Gross margin£1,086
Cash needed£128,894
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.31
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £21,516 | £7,653 | £15,844 | £0 | £0 | -£1,981 | -£1,981 |
| Year 2 | £22,161 | £7,882 | £15,844 | £0 | £0 | -£1,565 | -£3,545 |
| Year 3 | £22,826 | £8,119 | £15,844 | £0 | £0 | -£1,136 | -£4,682 |
| Year 4 | £23,511 | £8,363 | £15,844 | £0 | £0 | -£695 | -£5,377 |
| Year 5 | £24,216 | £8,613 | £15,844 | £0 | £0 | -£241 | -£5,618 |
Rent by the room upside
What we verified
4406
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remainingFreehold
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£150/yr
Ground rentDoubling clauses kill mortgageability£1,800/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£3,169
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,618
Acquisition costs
25% deposit£81,250
Stamp duty£22,500
Refurb£16,744
Legal + survey£2,525
Mortgage + broker£5,875
Cash needed£128,894
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 well-presented first-floor, two-bedroom split-level apartment, ideally situated within close proximity of The Glades Shopping Centre and Bromley South Railway Station, providing excellent transport links into the City.
Presented in excellent condition throughout, the property comprises a spacious reception room, separate fitted kitchen, two bedrooms, separate shower room.
Further benefits include double glazing, gas-fired central heating, off-road parking and a private ga…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice