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Year 5 disposal
BMV -25%
⊞ View all 8
36/ 100
Weak
6.76% return before costs — verify the rent + comps locally.
Why it works
- Priced below market -25% vs 12 nearby sold (last 12 mo) — instant equity
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£73/mo — mildly negative — equity build may cover
- -0.7% 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
−£73/mo
You top up £73/mo
Price vs market
Below market value
-25% vs 12 sold · interior unseen
Return · IRR
-0.7%/yr
Loses money over 5 years
Cash left in
£32K
Stays in after refinancing at value
Price £230KCash to buy £88KReturn before costs on price 6.76%5-yr return on cash 2%Rent est. £1,295 (£1,235–£1,358)
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: £1,235–£1,358/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 £172,500 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
-£73
after mortgage, operating costs & tax
Rent in£1,295/mo gross
£1,245/mo collected · £50/mo lost to voids
Where it goes
£934Mortgage£384Costs
Outgoings exceed rent — you top up £73/mo
Mortgage£934
Costs£384
Management£130
Maintenance£50
Insurance£28
CapEx reserve£65
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£73
Returns
Return before costs on price6.76%
Cash return on cash-1.00%
Gross margin£861
Cash needed£88,014
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.33
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 | £15,540 | £4,610 | £11,213 | £0 | £0 | -£282 | -£282 |
| Year 2 | £16,006 | £4,748 | £11,213 | £0 | £9 | £37 | -£245 |
| Year 3 | £16,486 | £4,890 | £11,213 | £0 | £73 | £311 | £66 |
| Year 4 | £16,981 | £5,037 | £11,213 | £0 | £139 | £593 | £658 |
| Year 5 | £17,490 | £5,188 | £11,213 | £0 | £207 | £883 | £1,541 |
Disposal gain (gross)-£8,474
CGT£0
Net Disposal proceeds£247,590
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 profileMixed demand
Tenant profilelikely cohortME15 6FQ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 47.6 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 history6d on marketno cuts yet
Strategy matrix
Rent it out wins — -£73/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 | 6.76% | -£73 | £88,014 | 1.8% | Low | Feasible |
| Housing-benefit rent | 4.71% | -£452 | £88,014 | -23.7% | Med | Feasible |
| Council lease | 4.71% | -£259 | £88,014 | -14.8% | Low | Feasible |
| Refurb & refinance | 6.76% | -£73 | £103,820 | 1.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £260,370 | 5% | 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
+£143/mo cash flow vs Rent it out if converted to Rent by the room
12.52% Return before costs on price converted vs 6.76% as-is
As-is Rent it out
Monthly profit-£50
Return before costs on price6.76%
Cash needed£69,398
If converted to Rent by the room
Monthly profit+£93
Return before costs on price12.52%
Cash needed£85,398
Δ vs Rent it out Monthly profit+£143
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 miMed · CV 11.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 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£15,540
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£880
Exit costs
Projected sale price (5y · 2%/yr growth)£253,939
Capital gain (pre-CGT)£23,939
Sale costs (~2.5%)£6,348
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£1,541
Rates as of Oct 2024
Acquisition costs
£88,014cash neededPurchase price£230,000
Deposit (25%)£57,500
Stamp duty+5% additional-property surcharge£13,600
Refurb£10,764
Legal + survey£1,700
Mortgage fees£4,450
Total cash neededdeposit + costs (loan covers the rest)£88,014
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A modern two bedroom tericed home with allocated parking facilities and no onwards chain implications
Page & Wells are delighted to bring to the market this well presented two bedroom home which is considered ideal for a first time buyer. The ground floor accommodation comprises an entrance porch, living room and kitchen. Whilst on the first floor, you will find two bedrooms and a bathroom. There is the benefit of allocated parking facilities close by. Further benefits inclu…
Floor plans
Nearby active comparables19 rentals · 5 deals
Comparable rentals
ME15 · same beds + typeMedian nearby: £1,350/mo · 15 of 19 already let+£55 vs our est
- Pennine Way, Maidstone, ME15Let2b£1,300/moMay 2026
- Lambourne Road , Bearsted, ME152b£1,400/moMay 2026
- Kingsley Road, Maidstone, ME15Let2b£1,300/moMay 2026
- Postmill Drive, Maidstone, ME152b£1,275/moMay 2026
- Willow Rise, MaidstoneLet2b£1,350/moMay 2026
- Orchard Street, MaidstoneLet2b£1,100/moMay 2026
- Church Street, MaidstoneLet2b£1,150/moMay 2026
- Brunswick Street, MaidstoneLet2b£1,300/moMay 2026
- The Stampers, Maidstone, Kent, ME152b£1,450/moMay 2026
- Beaconsfield Road, Maidstone, ME152b£1,425/moMay 2026
- Kingsley Road, Maidstone ME15Let2b£1,300/moMay 2026
- Willow Rise, Maidstone ME15Let2b£1,350/moMay 2026
- St. Philip's Avenue, Maidstone, Kent…Let2b£1,650/moApr 2026
- Kingsley Road, Maidstone ME15Let2b£1,450/moDec 2025
- Stagshaw Close, Maidstone ME15Let2b£1,350/moDec 2025
- Willow Rise, Downswood ME15Let2b£1,300/moJun 2025
- The Tail Race, Maidstone ME15Let2b£1,250/moJun 2025
- Friars Court, Maidstone ME15Let2b£1,500/moJun 2025
- Merton Road, Bearsted, Maidstone ME15Let2b£1,500/moJun 2025
Listing metazoopla · Page & Wells
About this listing
6 days · ZooplaPrice history
5-year price trend
Monthly profit
−£73
Cash needed
£88K
Return after costs
-1.00%
IRR
-0.69%
Listed 6d ago
The Penstocks, Tovil Green, Maidstone ME15
terraced · 2 bed · 1 bath
£230,000
est £1,295 · 6.76% gross
EPC C
Priced below market
1 / 8
36/100
Marginal
6.76% — verify the rent + comps locally.
Priced below market -25% vs 12 nearby sold (last 12 mo)
Price
£230K
25% below sold comps
Return before costs
6.76%
est rent £1,295/monot enough comparablesRange £1,235–£1,358/mo (Q1–Q3)
Bedrooms
2
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: £1,235–£1,358/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 £172,500 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
-£73
after mortgage, operating costs & tax
Rent in£1,295/mo gross
£1,245/mo collected · £50/mo lost to voids
Where it goes
£934Mortgage£384Costs
Outgoings exceed rent — you top up £73/mo
Mortgage£934
Costs£384
Management£130
Maintenance£50
Insurance£28
CapEx reserve£65
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£73
Returns
Return before costs on price6.76%
Cash return on cash-1.00%
Gross margin£861
Cash needed£88,014
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.33
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £15,540 | £4,610 | £11,213 | £0 | £0 | -£282 | -£282 |
| Year 2 | £16,006 | £4,748 | £11,213 | £0 | £9 | £37 | -£245 |
| Year 3 | £16,486 | £4,890 | £11,213 | £0 | £73 | £311 | £66 |
| Year 4 | £16,981 | £5,037 | £11,213 | £0 | £139 | £593 | £658 |
| Year 5 | £17,490 | £5,188 | £11,213 | £0 | £207 | £883 | £1,541 |
Rent by the room upside
What we verified
4206
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▾
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miMed · CV 11.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,243
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,541
Acquisition costs
25% deposit£57,500
Stamp duty£13,600
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£4,450
Cash needed£88,014
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 modern two bedroom tericed home with allocated parking facilities and no onwards chain implications
Page & Wells are delighted to bring to the market this well presented two bedroom home which is considered ideal for a first time buyer. The ground floor accommodation comprises an entrance porch, living room and kitchen. Whilst on the first floor, you will find two bedrooms and a bathroom. There is the benefit of allocated parking facilities close by. Further benefits inclu…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice