Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 11
84/ 100
Strong
11.35% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£264/mo from completion — the no.1 reason to invest
- 11.35% return before costs — above-market
- 6.1% 5y IRR — strong total return on capital
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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
+£264/mo
Pays you every month, net of costs
Price
£140K
No local sold comps to compare
Return · IRR
6.1%/yr
Modest annualised return
Cash to get in
£58K
Deposit + fees + refurb
Return before costs on price 11.35%5-yr return on cash 37%Rent est. £1,324 (£1,249–£1,404)
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: £1,249–£1,404/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £105,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£264
after mortgage, operating costs & tax
Rent in£1,324/mo gross
£1,273/mo collected · £51/mo lost to voids
Where it goes
£569Mortgage£379Costs£264Your profit
£264/mo left as profit · 21% of rent kept
Mortgage£569
Costs£379
Management£132
Maintenance£50
Insurance£20
CapEx reserve£66
Voids + council tax£6
Ltd co. accounts£104
Tax£62
Profit+£264
Returns
Return before costs on price11.35%
Cash return on cash5.47%
Gross margin£895
Cash needed£57,864
Monthly profit payback18y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.24
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 | £15,888 | £4,543 | £6,825 | £0 | £859 | £3,661 | £3,661 |
| Year 2 | £16,365 | £4,679 | £6,825 | £0 | £924 | £3,937 | £7,598 |
| Year 3 | £16,856 | £4,819 | £6,825 | £0 | £990 | £4,221 | £11,819 |
| Year 4 | £17,361 | £4,964 | £6,825 | £0 | £1,059 | £4,513 | £16,333 |
| Year 5 | £17,882 | £5,113 | £6,825 | £0 | £1,129 | £4,815 | £21,148 |
Disposal gain (gross)-£9,057
CGT£0
Net Disposal proceeds£150,707
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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 9PJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 52.2 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 history34d on marketno cuts yet
Strategy matrix
Rent it out wins — +£264/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 | 11.35% | +£264 | £57,864 | 36.5% | Low | Feasible |
| Housing-benefit rent | 7.74% | -£74 | £57,864 | 2.5% | Med | Feasible |
| Council lease | 7.74% | +£93 | £57,864 | 13.2% | Low | Feasible |
| Refurb & refinance | 11.35% | +£264 | £69,170 | 30.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £164,070 | 3% | 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
+£114/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 11.35% as-is
🔓 +1 bedroom potential
medium confidence2 → 3 lettable rooms
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 4 habitable rooms (2 beds + 2 reception(s)); convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 lettable rooms; sized to Maidstone adopted standard (9/14 m²; Houses of multiple occupation standards (Maidstone BC webpage, undated)); 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.
2 → 3 bed HMO+1 single
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.
As-is Rent it out
Monthly profit+£263
Return before costs on price11.35%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costs on price20.57%
Cash needed£62,898
Δ vs Rent it out Monthly profit+£114
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
£47,034–£84,000full refurb + room split
⚠️ Capped at 60% of £140,000 asking (£84,000). Raw model: £58,230–£103,995. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,997–£15,993
- 1 × bathroom£5,452–£9,996
- Rewire£3,817–£6,106
- Replumb£3,053–£5,343
- Windows£8,396–£14,503
- Paint + decor£7,633–£12,976
- Flooring£10,686–£19,083
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£15,888
Section 24 credit£0
Annual tax due£859
Post-tax Monthly profit annual£3,050
Exit costs
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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£21,148
Rates as of Oct 2024
Acquisition costs
£57,864cash neededPurchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£10,764
Legal + survey£1,700
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£57,864
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Offered chain free, this pre-fabricated mid terraced house will provide adequate accommodation at an affordable price. This property is for sale by the Modern Method of Auction. Should you view, offer or bid on the property, your information will be shared with the Auctioneer, Iamsold.
Please refer to the footnote regarding the services and appliances.
Room sizes:
• Entrance Porch
• Lounge 15'0 x 11'4 (4.58m x 3.46m)
• Dining Room 12'4 x 7'8 (3.76m x 2.34m)
• Kitchen 12…
Floor plans
Listing metazoopla · Wards - Maidstone
About this listing
34 days · ZooplaPrice history
5-year price trend
Monthly profit
+£264
Cash needed
£58K
Return after costs
5.47%
IRR
6.09%
Listed 34d ago
Beaufort Walk, Maidstone, Kent ME15
terraced · 2 bed · 1 bath
£140,000
est £1,324 · 11.35% gross
Chain free
1 / 11
84/100
Strong
11.35% — verify the rent + comps locally.
Monthly profit +£264/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.35% Return before costs — above-market
Chain free
Price
£140K
Return before costs
11.35%
est rent £1,324/monot enough comparablesRange £1,249–£1,404/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: £1,249–£1,404/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £105,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£264
after mortgage, operating costs & tax
Rent in£1,324/mo gross
£1,273/mo collected · £51/mo lost to voids
Where it goes
£569Mortgage£379Costs£264Your profit
£264/mo left as profit · 21% of rent kept
Mortgage£569
Costs£379
Management£132
Maintenance£50
Insurance£20
CapEx reserve£66
Voids + council tax£6
Ltd co. accounts£104
Tax£62
Profit+£264
Returns
Return before costs on price11.35%
Cash return on cash5.47%
Gross margin£895
Cash needed£57,864
Monthly profit payback18y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.24
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £15,888 | £4,543 | £6,825 | £0 | £859 | £3,661 | £3,661 |
| Year 2 | £16,365 | £4,679 | £6,825 | £0 | £924 | £3,937 | £7,598 |
| Year 3 | £16,856 | £4,819 | £6,825 | £0 | £990 | £4,221 | £11,819 |
| Year 4 | £17,361 | £4,964 | £6,825 | £0 | £1,059 | £4,513 | £16,333 |
| Year 5 | £17,882 | £5,113 | £6,825 | £0 | £1,129 | £4,815 | £21,148 |
Rent by the room upside
What we verified
3207
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▾
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£1,365
Annual rental tax£743
CGT yr 5£0 · company level
5y net total£21,148
Acquisition costs
25% deposit£35,000
Stamp duty£7,300
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£3,100
Cash needed£57,864
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
Offered chain free, this pre-fabricated mid terraced house will provide adequate accommodation at an affordable price. This property is for sale by the Modern Method of Auction. Should you view, offer or bid on the property, your information will be shared with the Auctioneer, Iamsold.
Please refer to the footnote regarding the services and appliances.
Room sizes:
• Entrance Porch
• Lounge 15'0 x 11'4 (4.58m x 3.46m)
• Dining Room 12'4 x 7'8 (3.76m x 2.34m)
• Kitchen 12…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice