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Year 5 disposal
BMV -9%
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44/ 100
Caution
7.64% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.64% return before costs — above-market
- Priced below market -9% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£49/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.
- 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
−£49/mo
You top up £49/mo
Price vs market
Below market value
-9% vs 12 sold · interior unseen
Return · IRR
-0.7%/yr
Loses money over 5 years
Cash left in
£82K
Stays in after refinancing at value
Price £300KCash to buy £105KReturn before costs on price 7.64%5-yr return on cash 5%Rent est. £1,911 (£1,745–£2,093)
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: £1,745–£2,093/mo · n=127
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£1,575–£2,940 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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
-£49
after mortgage, operating costs & tax
Rent in£1,911/mo gross
£1,838/mo collected · £74/mo lost to voids
Where it goes
£1,219Mortgage£667Costs
Outgoings exceed rent — you top up £49/mo
Mortgage£1,219
Costs£667
Management£191
Maintenance£67
Insurance£28
CapEx reserve£96
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£49
Returns
Return before costs on price7.64%
Cash return on cash-0.56%
Gross margin£1,170
Cash needed£105,125
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.51
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 | £22,932 | £8,009 | £14,625 | £0 | £57 | £241 | £241 |
| Year 2 | £23,620 | £8,250 | £14,625 | £0 | £142 | £603 | £844 |
| Year 3 | £24,329 | £8,497 | £14,625 | £0 | £229 | £977 | £1,822 |
| Year 4 | £25,058 | £8,752 | £14,625 | £0 | £319 | £1,362 | £3,184 |
| Year 5 | £25,810 | £9,015 | £14,625 | £0 | £412 | £1,759 | £4,943 |
Disposal gain (gross)-£1,681
CGT£0
Net Disposal proceeds£322,944
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
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 3JA · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 13.5 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 · 945 sqft · London ×1.4
£32k–£60k
£ per sqft
building cost only
£33–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£9,450–£17,010
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,230–£24,570
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 history4d on marketno cuts yet
Strategy matrix
Rent it out wins — -£49/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 | 7.64% | -£49 | £105,125 | 4.7% | Low | Feasible |
| Housing-benefit rent | 5.18% | -£630 | £105,125 | -27.8% | Med | Feasible |
| Council lease | 0.00% | -£1,593 | £105,125 | -92.2% | Low | Feasible |
| Refurb & refinance | 7.64% | -£49 | £120,965 | 4.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £325,465 | 9% | 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
-£302/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 7.64% as-is
As-is Rent it out
Monthly profit+£143
Return before costs on price7.64%
Cash needed£86,898
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,898
Δ vs Rent it out Monthly profit-£302
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
£59,220–£110,625full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£4,725–£8,505
- Replumb£3,780–£7,560
- Windows£10,395–£18,900
- Paint + decor£9,450–£17,010
- Flooring£13,230–£24,570
Comparables
sold within 0.5 miWide · CV 47.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedBromley MencapNot applicable · Special post 16 institution · BR1 3LP
- Not ratedThe Tutorial FoundationNot applicable · Other independent special school · BR1 3HY
- Not ratedSt Joseph's Catholic Primary SchoolPrimary · Academy converter · BR1 3JQ
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£22,932
Section 24 credit£0
Annual tax due£57
Post-tax Monthly profit annual-£641
Exit costs
Projected sale price (5y · 2%/yr growth)£331,224
Capital gain (pre-CGT)£31,224
Sale costs (~2.5%)£8,281
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£4,943
Rates as of Oct 2024
Acquisition costs
£105,125cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£2,100
Legal + survey£2,525
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£105,125
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Guide Price £300,000–£325,000 | Please Quote HM1127 For All Enquiries
A beautifully refurbished and modernised two-bedroom apartment, lovingly owned and cared for by the same owner for 28 years, situated within the quiet and well-regarded Dainton Close development.
Thoughtfully updated and modernised over the years, this stylish home combines contemporary finishes with a warm and welcoming feel. The quality of the refurbishment is immediately apparent, creating a property t…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
BR1 · same beds + typeMedian nearby: £1,800/mo · 12 of 20 already let-£111 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 · eXp World UK
About this listing
4 days · ZooplaPrice history
5-year price trend
Monthly profit
−£49
Cash needed
£105K
Return after costs
-0.56%
IRR
-0.71%
Listed 4d ago
Dainton Close, Bromley BR1
flat · 2 bed · 1 bath
£300,000
est £1,911 · 7.64% gross
Priced below market
1 / 17
44/100
Caution
7.64% — verify the rent + comps locally.
Priced below market -9% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.64% Return before costs — above-market
Price
£300K
9% below sold comps
Return before costs
7.64%
est rent £1,911/monot enough comparablesRange £1,745–£2,093/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: £1,745–£2,093/mo · n=127
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£1,575–£2,940 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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
-£49
after mortgage, operating costs & tax
Rent in£1,911/mo gross
£1,838/mo collected · £74/mo lost to voids
Where it goes
£1,219Mortgage£667Costs
Outgoings exceed rent — you top up £49/mo
Mortgage£1,219
Costs£667
Management£191
Maintenance£67
Insurance£28
CapEx reserve£96
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£49
Returns
Return before costs on price7.64%
Cash return on cash-0.56%
Gross margin£1,170
Cash needed£105,125
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.51
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
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 | £22,932 | £8,009 | £14,625 | £0 | £57 | £241 | £241 |
| Year 2 | £23,620 | £8,250 | £14,625 | £0 | £142 | £603 | £844 |
| Year 3 | £24,329 | £8,497 | £14,625 | £0 | £229 | £977 | £1,822 |
| Year 4 | £25,058 | £8,752 | £14,625 | £0 | £319 | £1,362 | £3,184 |
| Year 5 | £25,810 | £9,015 | £14,625 | £0 | £412 | £1,759 | £4,943 |
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 miWide · CV 47.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,925
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£4,943
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£2,100
Legal + survey£2,525
Mortgage + broker£5,500
Cash needed£105,125
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 £300,000–£325,000 | Please Quote HM1127 For All Enquiries
A beautifully refurbished and modernised two-bedroom apartment, lovingly owned and cared for by the same owner for 28 years, situated within the quiet and well-regarded Dainton Close development.
Thoughtfully updated and modernised over the years, this stylish home combines contemporary finishes with a warm and welcoming feel. The quality of the refurbishment is immediately apparent, creating a property t…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice