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Year 5 disposal
BMV -21%
⊞ View all 10
100/ 100
Strong
9.49% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.49% return before costs — above-market
- Priced below market -21% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Leasehold 90yr — verify at solicitor
- Service charge unknown — could swing £100-300/mo
- 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
+£108/mo
Barely breaks even each month
Price vs market
Below market value
-21% vs 12 sold · interior unseen
Return · IRR
1.8%/yr
Modest annualised return
Cash left in
£45K
Stays in after refinancing at value
Price £220KCash to buy £88KReturn before costs on price 9.49%5-yr return on cash 15%Rent est. £1,739 (£1,662–£1,820)
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: £1,662–£1,820/mo · n=55
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£10,486–£19,573 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £165,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£108
after mortgage, operating costs & tax
Rent in£1,739/mo gross
£1,672/mo collected · £67/mo lost to voids
Where it goes
£894Mortgage£645Costs
£108/mo left as profit · 6% of rent kept
Mortgage£894
Costs£645
Management£174
Maintenance£67
Insurance£28
CapEx reserve£87
Voids + council tax£7
Service charge + ground rent£163
Ltd co. accounts£104
Selective licensing£15
Tax£25
Profit+£108
Returns
Return before costs on price9.49%
Cash return on cash1.47%
Gross margin£1,027
Cash needed£88,181
Monthly profit payback68y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.87
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 | £20,868 | £7,739 | £10,725 | £0 | £457 | £1,947 | £1,947 |
| Year 2 | £21,494 | £7,971 | £10,725 | £0 | £532 | £2,266 | £4,212 |
| Year 3 | £22,139 | £8,211 | £10,725 | £0 | £609 | £2,594 | £6,807 |
| Year 4 | £22,803 | £8,457 | £10,725 | £0 | £688 | £2,933 | £9,740 |
| Year 5 | £23,487 | £8,711 | £10,725 | £0 | £770 | £3,282 | £13,022 |
Disposal gain (gross)-£12,056
CGT£0
Net Disposal proceeds£236,825
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leasehold90 yr
Tenure & planning90 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
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 cohortBR1 5HR · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 11.4 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 · 557 sqft · London ×1.4
£22k–£43k
£ per sqft
building cost only
£40–£78
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£5,570–£10,026
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,798–£14,482
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history4d on marketno cuts yet
Strategy matrix
Refurb & refinance wins — +£120/mo · £12/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 9.49% | +£108 | £88,181 | 14.8% | Low | Feasible |
| Housing-benefit rent | 7.07% | -£305 | £88,181 | -11.1% | Med | Feasible |
| Council lease | 7.07% | -£36 | £88,181 | 0.8% | Low | Feasible |
| ⭐ Refurb & refinance | 9.49% | +£120 | £104,773 | 13.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£362 | £254,473 | 3% | 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
- 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
-£158/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 9.49% as-is
As-is Rent it out
Monthly profit+£283
Return before costs on price9.49%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit-£158
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
Planning approval likelihood
Uncertain · 32% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 30% (106 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£42,148–£79,197full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£2,785–£5,013
- Replumb£2,228–£4,456
- Windows£6,127–£11,140
- Paint + decor£5,570–£10,026
- Flooring£7,798–£14,482
Comparables
sold within 0.5 miWide · CV 25.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Small Houses in Multiple Occupation Article 4
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodHaberdashers' Knights PrimaryPrimary · Academy converter · BR1 5LW
- GoodSt John Baptist Southend Church of England Primary SchoolPrimary · Voluntary aided school · BR1 5RL
- Not ratedDrumbeat School and ASD ServiceNot applicable · Community special school · BR1 5LE
- Not ratedNew Woodlands SchoolNot applicable · Community special school · BR1 5PD
- Not ratedDownderry Primary SchoolPrimary · Community school · BR1 5QL
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£20,868
Section 24 credit£0
Annual tax due£457
Post-tax Monthly profit annual£1,144
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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£13,022
Rates as of Oct 2024
Acquisition costs
£88,181cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£13,981
Legal + survey£2,000
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£88,181
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
An excellent opportunity to acquire this well-proportioned two-bedroom flat, situated on Downham Way, Bromley, BR1 5HR. The property offers practical and versatile accommodation comprising two double bedrooms, a separate living room, kitchen and bathroom, making it an ideal purchase for both investors and owner-occupiers.
The property benefits from a large private garage, providing secure parking and useful additional storage, a valuable feature and an attractive addition fo…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
BR1 · same beds + typeMedian nearby: £1,800/mo · 12 of 20 already let+£61 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 · Daniels Property Services
About this listing
4 days · ZooplaPrice history
5-year price trend
Monthly profit
+£108
Cash needed
£88K
Return after costs
1.47%
IRR
1.82%
Listed 4d ago
Downham Way, Bromley, Kent BR1
flat · 2 bed · 1 bath · 557 sqft
£220,000
est £1,739 · 9.49% gross
Leasehold 90yrEPC C
Priced below market
1 / 10
100/100
Strong
9.49% — verify the rent + comps locally.
Priced below market -21% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.49% Return before costs — above-market
Lease 90 yrs — extend before exit
Price
£220K
21% below sold comps
Return before costs
9.49%
est rent £1,739/monot enough comparablesRange £1,662–£1,820/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: £1,662–£1,820/mo · n=55
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£10,486–£19,573 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £165,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£108
after mortgage, operating costs & tax
Rent in£1,739/mo gross
£1,672/mo collected · £67/mo lost to voids
Where it goes
£894Mortgage£645Costs
£108/mo left as profit · 6% of rent kept
Mortgage£894
Costs£645
Management£174
Maintenance£67
Insurance£28
CapEx reserve£87
Voids + council tax£7
Service charge + ground rent£163
Ltd co. accounts£104
Selective licensing£15
Tax£25
Profit+£108
Returns
Return before costs on price9.49%
Cash return on cash1.47%
Gross margin£1,027
Cash needed£88,181
Monthly profit payback68y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.87
Rent-covers-mortgage check PASS · stress 6.5% (target 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
- 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 | £20,868 | £7,739 | £10,725 | £0 | £457 | £1,947 | £1,947 |
| Year 2 | £21,494 | £7,971 | £10,725 | £0 | £532 | £2,266 | £4,212 |
| Year 3 | £22,139 | £8,211 | £10,725 | £0 | £609 | £2,594 | £6,807 |
| Year 4 | £22,803 | £8,457 | £10,725 | £0 | £688 | £2,933 | £9,740 |
| Year 5 | £23,487 | £8,711 | £10,725 | £0 | £770 | £3,282 | £13,022 |
Rent by the room upside
What we verified
4306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining90 yr
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
Ground rentDoubling clauses kill mortgageability£150/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 25.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,145
Annual rental tax£304
CGT yr 5£0 · company level
5y net total£13,022
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£13,981
Legal + survey£2,000
Mortgage + broker£4,300
Cash needed£88,181
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 excellent opportunity to acquire this well-proportioned two-bedroom flat, situated on Downham Way, Bromley, BR1 5HR. The property offers practical and versatile accommodation comprising two double bedrooms, a separate living room, kitchen and bathroom, making it an ideal purchase for both investors and owner-occupiers.
The property benefits from a large private garage, providing secure parking and useful additional storage, a valuable feature and an attractive addition fo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice