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Year 5 disposal
⊞ View all 19
13/ 100
Weak
6.33% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (164 yrs) — no short-lease drag
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£259/mo — significantly negative — real recurring drain
- -2.4% 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
−£259/mo
You top up £259/mo
Price vs market
Above comparable sales
+8% vs 12 sold
Return · IRR
-2.4%/yr
Loses money over 5 years
Cash to get in
£138K
Deposit + fees + refurb
Price £350KReturn before costs on price 6.33%5-yr return on cash -5%Rent est. £1,845 (£1,691–£2,013)
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: £1,691–£2,013/mo · n=149
Financing
DepositYour cash in — the rest is the mortgage25% · £87,500
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 (£12,558–£23,442 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £262,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£259
after mortgage, operating costs & tax
Rent in£1,845/mo gross
£1,774/mo collected · £71/mo lost to voids
Where it goes
£1,422Mortgage£612Costs
Outgoings exceed rent — you top up £259/mo
Mortgage£1,422
Costs£612
Management£185
Maintenance£67
Insurance£28
CapEx reserve£92
Voids + council tax£7
Service charge + ground rent£129
Ltd co. accounts£104
Tax—
Shortfall−£259
Returns
Return before costs on price6.33%
Cash return on cash-2.26%
Gross margin£1,162
Cash needed£138,019
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.25
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 | £22,140 | £7,339 | £17,063 | £0 | £0 | -£2,261 | -£2,261 |
| Year 2 | £22,804 | £7,559 | £17,063 | £0 | £0 | -£1,817 | -£4,078 |
| Year 3 | £23,488 | £7,785 | £17,063 | £0 | £0 | -£1,360 | -£5,438 |
| Year 4 | £24,193 | £8,019 | £17,063 | £0 | £0 | -£889 | -£6,326 |
| Year 5 | £24,919 | £8,260 | £17,063 | £0 | £0 | -£403 | -£6,729 |
Disposal gain (gross)-£17,501
CGT£0
Net Disposal proceeds£376,768
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold164 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
165 yr
Extracted from listing description · verify with solicitor
Tenure & planning164 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 cohortBR2 0XT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 14.5 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 history1d on marketno cuts yet
Strategy matrix
Rent it out wins — -£259/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 | 6.33% | -£259 | £138,019 | -4.9% | Low | Feasible |
| Housing-benefit rent | 4.44% | -£787 | £138,019 | -27.9% | Med | Feasible |
| Council lease | 0.00% | -£1,750 | £138,019 | -77.0% | Low | Feasible |
| Refurb & refinance | 6.33% | -£259 | £162,217 | -4.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£328 | £400,967 | 4% | 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
-£282/mo cash flow vs Rent it out if converted to Rent by the room
8.23% Return before costs on price converted vs 6.33% as-is
As-is Rent it out
Monthly profit-£73
Return before costs on price6.33%
Cash needed£99,398
If converted to Rent by the room
Monthly profit-£354
Return before costs on price8.23%
Cash needed£115,398
Δ vs Rent it out Monthly profit-£282
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 24.3%Med confidence
Loading 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
- OutstandingHighfield Infants' SchoolPrimary · Academy converter · BR2 0RX
- OutstandingSt Mark's Church of England Primary SchoolPrimary · Academy converter · BR2 0QR
- GoodHighfield Junior SchoolPrimary · Academy converter · BR2 0RL
- Not ratedHarris Primary Academy ShortlandsPrimary · Free schools · BR2 0HG
- Not ratedValley Primary SchoolPrimary · Academy converter · BR2 0DA
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£22,140
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,113
Exit costs
Projected sale price (5y · 2%/yr growth)£386,428
Capital gain (pre-CGT)£36,428
Sale costs (~2.5%)£9,661
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-£6,729
Rates as of Oct 2024
Acquisition costs
£138,019cash neededPurchase price£350,000
Deposit (25%)£87,500
Stamp duty+5% additional-property surcharge£25,000
Refurb£16,744
Legal + survey£2,525
Mortgage fees£6,250
Total cash neededdeposit + costs (loan covers the rest)£138,019
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This larger-than-average two double-bedroom apartment is situated on the top floor of Eccleshill, on the desirable Durham Road, and is located less than half a mile from Bromley South Station, offering direct connections to London Victoria.
The property is neutrally decorated throughout and comprises a spacious lounge/dining room with a Juliet balcony overlooking the communal gardens, a modern kitchen, two double bedrooms and a family bathroom. Both bedrooms benefit from bui…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
BR2 · same beds + typeMedian nearby: £1,850/mo · 13 of 20 already let+£5 vs our est
- St. Marks Road Bromley BR22b£2,000/moMay 2026
- Burwood Avenue Bromley BR22b£1,850/moMay 2026
- St. Marks Road Bromley BR22b£1,950/moMay 2026
- Mackintosh Street, Bromley, BR2Let2b£1,700/moMay 2026
- St. Marks Road Bromley BR2Let2b£2,000/moMay 2026
- Burwood Avenue Bromley BR2Let2b£1,850/moMay 2026
- St. Marks Road Bromley BR2Let2b£1,950/moMay 2026
- Tredwell Close, Bromley, BR2Let2b£1,850/moMay 2026
- Hollydene, Bromley, BR2Let2b£1,800/moMay 2026
- Keeping Court, Bromley, BR2Let2b£2,500/moMay 2026
- Hillview, Bromley, BR2Let2b£1,700/moMay 2026
- Mackintosh Street, Bromley, BR2Let2b£1,700/moMay 2026
- Queen Anne Avenue, BromleyLet2b£1,750/moMay 2026
- Maxim Apartments, Wheeler Place, Bro…Let2b£1,800/moMay 2026
- Westmoreland Road, Bromley, BR22b£1,800/moMay 2026
- Masons Hill, Bromley, Kent, BR22b£1,800/moMay 2026
- 5 Jefferson Place Bromley BR22b£1,795/moMay 2026
- Tredwell Close, Bromley, BR2Let2b£1,850/moMay 2026
- River Park Gardens, Bromley, BR22b£1,950/moMay 2026
- Wells View Drive Bromley BR2Let2b£1,850/moMay 2026
Other deals nearby
BR2 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Langford Russell - Bromley
About this listing
1 days · ZooplaPrice history
5-year price trend
Monthly profit
−£259
Cash needed
£138K
Return after costs
-2.26%
IRR
-2.44%
Listed 1d ago
Durham Road, Bromley BR2
flat · 2 bed · 1 bath
£350,000
est £1,845 · 6.33% gross
Leasehold 164yrEPC D
1 / 19
13/100
Marginal
6.33% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£350K
8% above sold comps
Return before costs
6.33%
est rent £1,845/monot enough comparablesRange £1,691–£2,013/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,691–£2,013/mo · n=149
Financing
DepositYour cash in — the rest is the mortgage25% · £87,500
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 (£12,558–£23,442 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £262,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£259
after mortgage, operating costs & tax
Rent in£1,845/mo gross
£1,774/mo collected · £71/mo lost to voids
Where it goes
£1,422Mortgage£612Costs
Outgoings exceed rent — you top up £259/mo
Mortgage£1,422
Costs£612
Management£185
Maintenance£67
Insurance£28
CapEx reserve£92
Voids + council tax£7
Service charge + ground rent£129
Ltd co. accounts£104
Tax—
Shortfall−£259
Returns
Return before costs on price6.33%
Cash return on cash-2.26%
Gross margin£1,162
Cash needed£138,019
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.25
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £22,140 | £7,339 | £17,063 | £0 | £0 | -£2,261 | -£2,261 |
| Year 2 | £22,804 | £7,559 | £17,063 | £0 | £0 | -£1,817 | -£4,078 |
| Year 3 | £23,488 | £7,785 | £17,063 | £0 | £0 | -£1,360 | -£5,438 |
| Year 4 | £24,193 | £8,019 | £17,063 | £0 | £0 | -£889 | -£6,326 |
| Year 5 | £24,919 | £8,260 | £17,063 | £0 | £0 | -£403 | -£6,729 |
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 remaining164 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£1,245/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 24.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,413
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,729
Acquisition costs
25% deposit£87,500
Stamp duty£25,000
Refurb£16,744
Legal + survey£2,525
Mortgage + broker£6,250
Cash needed£138,019
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
This larger-than-average two double-bedroom apartment is situated on the top floor of Eccleshill, on the desirable Durham Road, and is located less than half a mile from Bromley South Station, offering direct connections to London Victoria.
The property is neutrally decorated throughout and comprises a spacious lounge/dining room with a Juliet balcony overlooking the communal gardens, a modern kitchen, two double bedrooms and a family bathroom. Both bedrooms benefit from bui…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice