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Year 5 disposal
BMV -3%
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46/ 100
Caution
Real 8.59% return before costs but flagged risks need pricing in.
Why it works
- 8.59% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (114 yrs) — no short-lease drag
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£89/mo — mildly negative — equity build may cover
- -1.2% 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
−£89/mo
You top up £89/mo
Price
£175K
Around comparable sold prices
Return · IRR
-1.2%/yr
Loses money over 5 years
Cash to get in
£70K
Deposit + fees + refurb
Return before costs on price 8.59%5-yr return on cash -0%Rent est. £1,253 (£1,197–£1,312)
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: £1,197–£1,312/mo · n=115
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £131,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£89
after mortgage, operating costs & tax
Rent in£1,253/mo gross
£1,205/mo collected · £48/mo lost to voids
Where it goes
£711Mortgage£583Costs
Outgoings exceed rent — you top up £89/mo
Mortgage£711
Costs£583
Management£125
Maintenance£67
Insurance£20
CapEx reserve£63
Voids + council tax£5
Service charge + ground rent£199
Ltd co. accounts£104
Tax—
Shortfall−£89
Returns
Return before costs on price8.59%
Cash return on cash-1.53%
Gross margin£622
Cash needed£69,889
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.69
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 | £15,036 | £6,996 | £8,531 | £0 | £0 | -£491 | -£491 |
| Year 2 | £15,487 | £7,206 | £8,531 | £0 | £0 | -£250 | -£741 |
| Year 3 | £15,952 | £7,422 | £8,531 | £0 | £0 | -£2 | -£743 |
| Year 4 | £16,430 | £7,645 | £8,531 | £0 | £48 | £206 | -£536 |
| Year 5 | £16,923 | £7,874 | £8,531 | £0 | £98 | £420 | -£116 |
Disposal gain (gross)-£9,130
CGT£0
Net Disposal proceeds£188,384
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold114 yr
Tenure & planning114 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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
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 cohortME15 6GZ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 48.1 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 · 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 history10d on marketno cuts yet
Strategy matrix
Rent it out wins — -£89/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 | 8.59% | -£89 | £69,889 | -0.2% | Low | Feasible |
| Housing-benefit rent | 6.19% | -£431 | £69,889 | -29.2% | Med | Feasible |
| Council lease | 6.19% | -£243 | £69,889 | -18.4% | Low | Feasible |
| Refurb & refinance | 8.59% | -£89 | £82,945 | -0.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£390 | £201,820 | 4% | 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
+£161/mo cash flow vs Rent it out if converted to Rent by the room
16.46% Return before costs on price converted vs 8.59% as-is
As-is Rent it out
Monthly profit+£106
Return before costs on price8.59%
Cash needed£55,648
If converted to Rent by the room
Monthly profit+£267
Return before costs on price16.46%
Cash needed£71,648
Δ vs Rent it out Monthly profit+£161
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
£58,230–£103,995full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
Comparables
sold within 0.5 miWide · CV 26.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodArchbishop Courtenay Primary SchoolPrimary · Academy sponsor led · ME15 6QN
- Not ratedSouth Borough Primary SchoolPrimary · Academy converter · ME15 6TL
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£15,036
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,069
Exit costs
Projected sale price (5y · 2%/yr growth)£193,214
Capital gain (pre-CGT)£18,214
Sale costs (~2.5%)£4,830
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-£116
Rates as of Oct 2024
Acquisition costs
£69,889cash neededPurchase price£175,000
Deposit (25%)£43,750
Stamp duty+5% additional-property surcharge£9,750
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,625
Total cash neededdeposit + costs (loan covers the rest)£69,889
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Asking Price £175,000
Situated in a popular modern development, this well-presented two-bedroom apartment offers stylish and contemporary living, ideal for first-time buyers, investors, or those looking to downsize.
The accommodation centres around a bright and spacious open-plan living, kitchen and dining area, creating a fantastic social space for both relaxing and entertaining. Large doors provide access to a private balcony, offering the perfect spot to enjoy your morni…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
ME15 · same beds + typeMedian nearby: £1,250/mo · 13 of 20 already let-£3 vs our est
- The FarrowsLet2b£1,300/moMay 2026
- The Farrows, Maidstone, ME15Let2b£1,300/moMay 2026
- Upper Stone Street Maidstone ME152b£1,300/moMay 2026
- Gabriels Hill, Maidstone, ME15Let2b£1,300/moMay 2026
- Highland Road, Maidstone, Kent, ME152b£1,200/moMay 2026
- Loose Road Maidstone ME15Let2b£1,250/moMay 2026
- College Road , Maidstone2b£1,100/moMay 2026
- Gabriels Hill, Maidstone, ME15Let2b£1,250/moMay 2026
- Cornhill Place, Maidstone, ME152b£1,250/moMay 2026
- Kent House2b£1,150/moMay 2026
- Lower Stone Street, Maidstone, ME15Let2b£1,200/moMay 2026
- Lower Stone Street, Maidstone, ME152b£1,150/moMay 2026
- Stagshaw Close, Maidstone, ME152b£1,200/moMay 2026
- Loose Road, Loose, Maidstone ME15Let2b£1,250/moMay 2026
- Willington Street, Maidstone ME15Let2b£1,100/moMay 2026
- Romney Place, Maidstone ME15Let2b£1,200/moMay 2026
- Loose Road, Loose, Maidstone ME15Let2b£1,250/moMay 2026
- Cornhill Place, Maidstone ME15Let2b£1,250/moMay 2026
- College Road, Maidstone ME15Let2b£1,100/moMay 2026
- River Bank Close, Maidstone, Kent ME15Let2b£1,300/moDec 2025
Listing metazoopla · Geering & Colyer - Maidstone
About this listing
10 days · ZooplaPrice history
5-year price trend
Monthly profit
−£89
Cash needed
£70K
Return after costs
-1.53%
IRR
-1.24%
Listed 10d ago
Stafford Gardens, Maidstone, Kent ME15
flat · 2 bed · 1 bath
£175,000
est £1,253 · 8.59% gross
Leasehold 114yrEPC B
Priced below market
1 / 12
46/100
Caution
8.59% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.59% Return before costs — above-market
Price
£175K
3% below sold comps
Return before costs
8.59%
est rent £1,253/monot enough comparablesRange £1,197–£1,312/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
B
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: £1,197–£1,312/mo · n=115
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £131,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£89
after mortgage, operating costs & tax
Rent in£1,253/mo gross
£1,205/mo collected · £48/mo lost to voids
Where it goes
£711Mortgage£583Costs
Outgoings exceed rent — you top up £89/mo
Mortgage£711
Costs£583
Management£125
Maintenance£67
Insurance£20
CapEx reserve£63
Voids + council tax£5
Service charge + ground rent£199
Ltd co. accounts£104
Tax—
Shortfall−£89
Returns
Return before costs on price8.59%
Cash return on cash-1.53%
Gross margin£622
Cash needed£69,889
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.69
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 | £15,036 | £6,996 | £8,531 | £0 | £0 | -£491 | -£491 |
| Year 2 | £15,487 | £7,206 | £8,531 | £0 | £0 | -£250 | -£741 |
| Year 3 | £15,952 | £7,422 | £8,531 | £0 | £0 | -£2 | -£743 |
| Year 4 | £16,430 | £7,645 | £8,531 | £0 | £48 | £206 | -£536 |
| Year 5 | £16,923 | £7,874 | £8,531 | £0 | £98 | £420 | -£116 |
Rent by the room upside
What we verified
5206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining114 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£2,083/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 26.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,706
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£116
Acquisition costs
25% deposit£43,750
Stamp duty£9,750
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,625
Cash needed£69,889
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
Asking Price £175,000
Situated in a popular modern development, this well-presented two-bedroom apartment offers stylish and contemporary living, ideal for first-time buyers, investors, or those looking to downsize.
The accommodation centres around a bright and spacious open-plan living, kitchen and dining area, creating a fantastic social space for both relaxing and entertaining. Large doors provide access to a private balcony, offering the perfect spot to enjoy your morni…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice