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Year 5 disposal
⊞ View all 17
10/ 100
Weak
6.04% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£487/mo — significantly negative — real recurring drain
- -4.0% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£487/mo
You top up £487/mo
Price vs market
Above comparable sales
+11% vs 12 sold
Return · IRR
-4.0%/yr
Loses money over 5 years
Cash to get in
£165K
Deposit + fees + refurb
Price £425KReturn before costs on price 6.04%5-yr return on cash -12%Rent est. £2,138 (£1,645–£2,779)
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: £1,645–£2,779/mo · n=83
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£11,906–£22,225 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £318,750 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£487
after mortgage, operating costs & tax
Rent in£2,138/mo gross
£2,056/mo collected · £82/mo lost to voids
Where it goes
£1,727Mortgage£816Costs
Outgoings exceed rent — you top up £487/mo
Mortgage£1,727
Costs£816
Management£214
Maintenance£67
Insurance£40
CapEx reserve£107
Voids + council tax£7
Service charge + ground rent£277
Ltd co. accounts£104
Tax—
Shortfall−£487
Returns
Return before costs on price6.04%
Cash return on cash-3.55%
Gross margin£1,239
Cash needed£164,525
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.19
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 | £25,656 | £9,795 | £20,719 | £0 | £0 | -£4,858 | -£4,858 |
| Year 2 | £26,426 | £10,089 | £20,719 | £0 | £0 | -£4,382 | -£9,240 |
| Year 3 | £27,218 | £10,392 | £20,719 | £0 | £0 | -£3,892 | -£13,133 |
| Year 4 | £28,035 | £10,704 | £20,719 | £0 | £0 | -£3,387 | -£16,520 |
| Year 5 | £28,876 | £11,025 | £20,719 | £0 | £0 | -£2,868 | -£19,388 |
Disposal gain (gross)-£18,397
CGT£0
Net Disposal proceeds£457,503
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£0/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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 2AH · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 14.7 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 · 655 sqft · London ×1.4
£25k–£48k
£ per sqft
building cost only
£37–£73
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£6,550–£11,790
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,170–£17,030
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history42d on marketno cuts yet
Strategy matrix
Rent it out wins — -£487/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 | 6.04% | -£487 | £164,525 | -11.8% | Low | Feasible |
| Housing-benefit rent | 3.66% | -£1,254 | £164,525 | -40.8% | Med | Feasible |
| Council lease | 0.00% | -£2,215 | £164,525 | -81.9% | Low | Feasible |
| Refurb & refinance | 6.04% | -£487 | £192,125 | -10.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£488 | £482,250 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
Rent by the room conversion upside
-£519/mo cash flow vs Rent it out if converted to Rent by the room
6.78% Return before costs on price converted vs 6.04% as-is
As-is Rent it out
Monthly profit-£128
Return before costs on price6.04%
Cash needed£118,148
If converted to Rent by the room
Monthly profit-£647
Return before costs on price6.78%
Cash needed£134,148
Δ vs Rent it out Monthly profit-£519
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
£46,460–£87,135full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£3,275–£5,895
- Replumb£2,620–£5,240
- Windows£7,205–£13,100
- Paint + decor£6,550–£11,790
- Flooring£9,170–£17,030
Comparables
sold within 0.5 miWide · CV 44.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingLa Fontaine AcademyPrimary · Free schools · BR1 2SQ
- OutstandingSt George's, Bickley, Church of England Primary SchoolPrimary · Academy converter · BR1 2RL
- Not ratedBickley Park SchoolNot applicable · Other independent school · BR1 2DS
- Not ratedBreaside Preparatory SchoolNot applicable · Other independent school · BR1 2PR
- Not ratedBromley High School GDSTNot applicable · Other independent school · BR1 2TW
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£25,656
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,845
Exit costs
Projected sale price (5y · 2%/yr growth)£469,234
Capital gain (pre-CGT)£44,234
Sale costs (~2.5%)£11,731
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-£19,388
Rates as of Oct 2024
Acquisition costs
£164,525cash neededPurchase price£425,000
Deposit (25%)£106,250
Stamp duty+5% additional-property surcharge£32,500
Refurb£15,875
Legal + survey£2,525
Mortgage fees£7,375
Total cash neededdeposit + costs (loan covers the rest)£164,525
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Guide Price £450,000 - £475,000 Two bedroom ground floor apartment on one of Bickley’s most sought after roads. Benefits include a private south facing terrace and single garage. Within easy reach of both Chislehurst and Bickley Stations and bus routes.
Located on one of Bickley’s most attractive and sought after roads and within the Bickley Conservation Area is this ground floor apartment which benefits from its own south facing terrace and a single garage. The property is…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
BR1 · same beds + typeMedian nearby: £1,800/mo · 12 of 20 already let-£338 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
42 days · ZooplaPrice history
5-year price trend
Monthly profit
−£487
Cash needed
£165K
Return after costs
-3.55%
IRR
-4.05%
Listed 42d ago
Woodlands Road, Bromley, Kent BR1
flat · 2 bed · 1 bath · 655 sqft
£425,000
est £2,138 · 6.04% gross
EPC DConservation area
1 / 17
10/100
Marginal
6.04% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£425K
11% above sold comps
Return before costs
6.04%
est rent £2,138/monot enough comparablesRange £1,645–£2,779/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: £1,645–£2,779/mo · n=83
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£11,906–£22,225 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £318,750 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£487
after mortgage, operating costs & tax
Rent in£2,138/mo gross
£2,056/mo collected · £82/mo lost to voids
Where it goes
£1,727Mortgage£816Costs
Outgoings exceed rent — you top up £487/mo
Mortgage£1,727
Costs£816
Management£214
Maintenance£67
Insurance£40
CapEx reserve£107
Voids + council tax£7
Service charge + ground rent£277
Ltd co. accounts£104
Tax—
Shortfall−£487
Returns
Return before costs on price6.04%
Cash return on cash-3.55%
Gross margin£1,239
Cash needed£164,525
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.19
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
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 | £25,656 | £9,795 | £20,719 | £0 | £0 | -£4,858 | -£4,858 |
| Year 2 | £26,426 | £10,089 | £20,719 | £0 | £0 | -£4,382 | -£9,240 |
| Year 3 | £27,218 | £10,392 | £20,719 | £0 | £0 | -£3,892 | -£13,133 |
| Year 4 | £28,035 | £10,704 | £20,719 | £0 | £0 | -£3,387 | -£16,520 |
| Year 5 | £28,876 | £11,025 | £20,719 | £0 | £0 | -£2,868 | -£19,388 |
Rent by the room upside
What we verified
3505
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaCA
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£3,024/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 miWide · CV 44.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,144
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£19,388
Acquisition costs
25% deposit£106,250
Stamp duty£32,500
Refurb£15,875
Legal + survey£2,525
Mortgage + broker£7,375
Cash needed£164,525
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 £450,000 - £475,000 Two bedroom ground floor apartment on one of Bickley’s most sought after roads. Benefits include a private south facing terrace and single garage. Within easy reach of both Chislehurst and Bickley Stations and bus routes.
Located on one of Bickley’s most attractive and sought after roads and within the Bickley Conservation Area is this ground floor apartment which benefits from its own south facing terrace and a single garage. The property is…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice