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Year 5 disposal
⊞ View all 7
84/ 100
Strong
Strong investment fundamentals.
Why it works
- 7.13% return before costs — above-market
- EPC C — MEES compliant
Why to be cautious
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£9/mo
Barely breaks even each month
Price
£265K
No local sold comps to compare
Return · IRR
0.2%/yr
Modest annualised return
Cash to get in
£104K
Deposit + fees + refurb
Return before costs on price · Rent by the room 9.48%5-yr return on cash 7%Rent est. £1,574 (£1,450–£1,709)
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: £1,450–£1,709/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £66,250
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 (£10,523–£19,642 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £198,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£9
after mortgage, operating costs & tax
Rent in£1,574/mo gross
£1,513/mo collected · £61/mo lost to voids
Where it goes
£1,077Mortgage£426Costs
£9/mo left as profit · 1% of rent kept
Mortgage£1,077
Costs£426
Management£157
Maintenance£50
Insurance£28
CapEx reserve£79
Voids + council tax£8
Ltd co. accounts£104
Tax£2
Profit+£9
Returns
Return before costs on price7.13%
Cash return on cash0.10%
Gross margin£1,087
Cash needed£103,905
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
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 | £18,888 | £5,112 | £12,919 | £0 | £163 | £695 | £695 |
| Year 2 | £19,455 | £5,265 | £12,919 | £0 | £241 | £1,030 | £1,724 |
| Year 3 | £20,038 | £5,423 | £12,919 | £0 | £322 | £1,375 | £3,099 |
| Year 4 | £20,639 | £5,586 | £12,919 | £0 | £406 | £1,729 | £4,828 |
| Year 5 | £21,259 | £5,753 | £12,919 | £0 | £491 | £2,096 | £6,923 |
Disposal gain (gross)-£12,413
CGT£0
Net Disposal proceeds£285,267
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
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
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 profileFamily let
Tenant profilelikely cohortME15 9PX · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Queen Mary · 52.2 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 963 sqft
£24k–£48k
£ per sqft
building cost only
£25–£50
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,741–£12,519
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,593–£20,223
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history43d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£518/mo · £509/mo ahead of Rent it out (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.13% | +£9 | £103,905 | 6.7% | Low | Feasible |
| Housing-benefit rent | 5.42% | -£373 | £103,905 | -13.4% | Med | Feasible |
| Council lease | 5.42% | -£122 | £103,905 | -3.6% | Low | Feasible |
| Refurb & refinance | 7.13% | +£9 | £122,767 | 5.6% | Med | Feasible |
| Short-stay let / Airbnb | 5.16% | -£656 | £103,905 | -36.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £303,292 | 5% | Med | Feasible |
| ⭐ Rent by the room | 5.83% * | +£518 | £95,250 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
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 £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Maidstone
- LHA monthly cap:
- £1,197
- 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
-£54/mo cash flow vs Rent it out if converted to Rent by the room
10.87% Return before costs on price converted vs 7.13% as-is
£265k → 4-bed HMO @ ~£651/room: £2,493 pcm gross, ~£1,429 pcm net (5.8% net on £294k all-in incl. ~£10k works)
medium confidence
Unlocks ~£8,376/yr extra rent
3 → 4 lettable rooms · ~6.6% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 5 habitable rooms (3 beds + 2 reception(s)) in 89 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Maidstone adopted standard (9/14 m²; Houses of multiple occupation standards (Maidstone BC webpage, undated)); adds ~£698/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 single5.83% net on cost6.53% cash-on-cashuplift 7.13% → 6.57%
Sized to Maidstone's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (3 lettable rooms)
1× Double @ £716/mo1× Single @ £616/mo1× En-suite @ £762/mo
≈ £2,094/mo gross room income
As-is Rent it out
Monthly profit+£32
Return before costs on price7.13%
Cash needed£78,148
If converted to Rent by the room
Monthly profit-£22
Return before costs on price10.87%
Cash needed£94,148
Δ vs Rent it out Monthly profit-£54
+1 room (4 total)
Monthly profit+£211
Return before costs on price12.64%
Cash needed£104,148
Extra rent+£698/mo
Show conversion detail
Conversion cost estimate
£60,000
Range: £52,500 – £70,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£59,022–£105,363full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,815–£7,704
- Replumb£3,852–£6,741
- Windows£10,593–£18,297
- Paint + decor£9,630–£16,371
- Flooring£13,482–£24,075
Based on 387 HMO comps within 5.3 km
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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingFive Acre Wood SchoolNot applicable · Foundation special school · ME15 9QF
- GoodLeigh Academy OaksPrimary · Academy sponsor led · ME15 9AX
- GoodLoose Primary SchoolPrimary · Academy converter · ME15 9UW
- GoodThe Holy Family Catholic Primary SchoolPrimary · Academy sponsor led · ME15 9PS
- GoodTiger Primary SchoolPrimary · Free schools · ME15 9QL
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£18,888
Section 24 credit£0
Annual tax due£163
Post-tax Monthly profit annual-£32
Exit costs
Projected sale price (5y · 2%/yr growth)£292,581
Capital gain (pre-CGT)£27,581
Sale costs (~2.5%)£7,315
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£6,923
Rates as of Oct 2024
Acquisition costs
£103,905cash neededPurchase price£265,000
Deposit (25%)£66,250
Stamp duty+5% additional-property surcharge£16,500
Refurb£14,030
Legal + survey£2,150
Mortgage fees£4,975
Total cash neededdeposit + costs (loan covers the rest)£103,905
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
an extended three bedroom mid-terraced property situated in A popular residential location
This spacious three bedroomed home offers potential for a buyer to put their own stamp on. The ground floor accommodation has been extended and features a lounge/diner, office/utility space, WC, entrance hall and kitchen. On the first floor, there are three bedrooms, a wet room and separate WC. There is a pleasant garden to the rear. Whilst in need of some internal modernisation, we…
Floor plans
Nearby active comparables12 rentals
Comparable rentals
ME15 · same beds + typeMedian nearby: £1,550/mo · 11 of 12 already let-£24 vs our est
- Wrens Cross Upper Stone Street ME153b£1,500/moMay 2026
- Willington Street, Bearsted, MaidstoneLet3b£1,550/moMay 2026
- Bicknor Road, Maidstone, ME15Let3b£1,600/moMay 2026
- Sheals Crescent, Maidstone, ME15Let3b£1,400/moMay 2026
- Melville Road, MaidstoneLet3b£1,600/moMay 2026
- College Road, Maidstone, ME15Let3b£2,250/moMay 2026
- Willington Street, Bearsted, Maidston…Let3b£1,550/moMay 2026
- Massey Close, Maidstone ME15Let3b£1,500/moMay 2026
- Bicknor Road, Maidstone ME15Let3b£1,600/moMay 2026
- Muir Road, Maidstone ME15Let3b£1,550/moMay 2026
- Loose Road, Loose, Maidstone ME15Let3b£1,500/moDec 2025
- Stratford Drive, Maidstone ME15Let3b£1,650/moJun 2025
Other deals nearby
ME15 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Page & Wells
About this listing
43 days · ZooplaPrice history
5-year price trend
Monthly profit
+£9
Cash needed
£104K
Return after costs
0.10%
IRR
0.24%
Listed 43d ago
Connaught Close, Maidstone ME15
terraced · 3 bed · 1 bath · 963 sqft
£265,000
est £1,574 · 7.13% gross
EPC C
1 / 7
84/100
Strong
Real 9.48% — fundamentals work.
7.13% Return before costs — above-market
Price
£265K
Return before costs (best)
9.48%
Rent by the room
Bedrooms
3
1 bath
Energy rating
C
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: £1,450–£1,709/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £66,250
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 (£10,523–£19,642 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £198,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£9
after mortgage, operating costs & tax
Rent in£1,574/mo gross
£1,513/mo collected · £61/mo lost to voids
Where it goes
£1,077Mortgage£426Costs
£9/mo left as profit · 1% of rent kept
Mortgage£1,077
Costs£426
Management£157
Maintenance£50
Insurance£28
CapEx reserve£79
Voids + council tax£8
Ltd co. accounts£104
Tax£2
Profit+£9
Returns
Return before costs on price7.13%
Cash return on cash0.10%
Gross margin£1,087
Cash needed£103,905
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Maidstone
- LHA monthly cap:
- £1,197
- 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 | £18,888 | £5,112 | £12,919 | £0 | £163 | £695 | £695 |
| Year 2 | £19,455 | £5,265 | £12,919 | £0 | £241 | £1,030 | £1,724 |
| Year 3 | £20,038 | £5,423 | £12,919 | £0 | £322 | £1,375 | £3,099 |
| Year 4 | £20,639 | £5,586 | £12,919 | £0 | £406 | £1,729 | £4,828 |
| Year 5 | £21,259 | £5,753 | £12,919 | £0 | £491 | £2,096 | £6,923 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,584
Annual rental tax£25
CGT yr 5£0 · company level
5y net total£6,923
Acquisition costs
25% deposit£66,250
Stamp duty£16,500
Refurb£14,030
Legal + survey£2,150
Mortgage + broker£4,975
Cash needed£103,905
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
an extended three bedroom mid-terraced property situated in A popular residential location
This spacious three bedroomed home offers potential for a buyer to put their own stamp on. The ground floor accommodation has been extended and features a lounge/diner, office/utility space, WC, entrance hall and kitchen. On the first floor, there are three bedrooms, a wet room and separate WC. There is a pleasant garden to the rear. Whilst in need of some internal modernisation, we…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice