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Year 5 disposal
BMV -51%
⊞ View all 10
35/ 100
Weak
9.54% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£271/mo from completion — the no.1 reason to invest
- 9.54% return before costs — above-market
- Priced below market -51% 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
- EPC G — MEES (Minimum Energy Efficiency Standards) blocker by 2030 · ~£15,000–£30,000 upgrade cost
- Auction lot — bridging-only finance, 28-day completion
- 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
+£271/mo
Pays you every month, net of costs
Price vs market
Below market value
-51% vs 12 sold · interior unseen
Return · IRR
4.0%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £225KCash to buy £92KReturn before costs on price 9.54%5-yr return on cash 25%Rent est. £1,788 (£1,756–£1,821)
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: £1,756–£1,821/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £56,250
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £168,750 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
+£271
after mortgage, operating costs & tax
Rent in£1,788/mo gross
£1,719/mo collected · £69/mo lost to voids
Where it goes
£914Mortgage£471Costs
£271/mo left as profit · 16% of rent kept
Mortgage£914
Costs£471
Management£179
Maintenance£50
Insurance£28
CapEx reserve£89
Voids + council tax£6
Ltd co. accounts£104
Selective licensing£15
Tax£64
Profit+£271
Returns
Return before costs on price9.54%
Cash return on cash3.52%
Gross margin£1,248
Cash needed£92,319
Monthly profit payback28y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.88
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 | £21,456 | £5,652 | £10,969 | £0 | £919 | £3,916 | £3,916 |
| Year 2 | £22,100 | £5,822 | £10,969 | £0 | £1,009 | £4,300 | £8,216 |
| Year 3 | £22,763 | £5,997 | £10,969 | £0 | £1,101 | £4,696 | £12,912 |
| Year 4 | £23,446 | £6,177 | £10,969 | £0 | £1,197 | £5,103 | £18,015 |
| Year 5 | £24,149 | £6,362 | £10,969 | £0 | £1,295 | £5,523 | £23,539 |
Disposal gain (gross)-£14,486
CGT£0
Net Disposal proceeds£242,208
What we verified
What we verified
32153 ok · 2 caution · 1 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingG · ~£15k–£30k fix
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand G
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£15k–£30k
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 cohortBR1 4NQ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 11.8 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 history0d on marketno cuts yet
Strategy matrix
Refurb & refinance wins — +£283/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 | 9.54% | +£271 | £92,319 | 25.5% | Low | Feasible |
| Housing-benefit rent | 6.91% | -£143 | £92,319 | 0.4% | Med | Feasible |
| Council lease | 6.91% | +£100 | £92,319 | 9.9% | Low | Feasible |
| ⭐ Refurb & refinance | 9.54% | +£283 | £110,267 | 22.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £263,392 | 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
-£191/mo cash flow vs Rent it out if converted to Rent by the room
12.80% Return before costs on price converted vs 9.54% as-is
As-is Rent it out
Monthly profit+£299
Return before costs on price9.54%
Cash needed£68,148
If converted to Rent by the room
Monthly profit+£108
Return before costs on price12.80%
Cash needed£84,148
Δ vs Rent it out Monthly profit-£191
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
£72,800
Range: £64,400 – £84,000
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.
£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 21.1%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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingBurnt Ash Primary SchoolPrimary · Academy converter · BR1 4QX
- GoodParish Church of England Primary SchoolPrimary · Academy converter · BR1 4HF
- GoodRangefield Primary SchoolPrimary · Community school · BR1 4RP
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£21,456
Section 24 credit£0
Annual tax due£919
Post-tax Monthly profit annual£3,091
Exit costs
Projected sale price (5y · 2%/yr growth)£248,418
Capital gain (pre-CGT)£23,418
Sale costs (~2.5%)£6,210
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£23,539
Rates as of Oct 2024
Acquisition costs
£92,319cash neededPurchase price£225,000
Deposit (25%)£56,250
Stamp duty+5% additional-property surcharge£13,250
Refurb£16,744
Legal + survey£1,700
Mortgage fees£4,375
Total cash neededdeposit + costs (loan covers the rest)£92,319
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Lot 4 for sale by online auction on 21st October 2026
Freehold House Vacant Possession
Situated on Farmfield Road, close to local shopping/travelling facilities including Beckenham Hill, Sundridge Park and Ravensbourne Train Stations. Beckenham Place Park is also nearby.
A Terrace House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Bedroom (One) Bedroom (Two) Bathroom/WC
Ground Floor Entrance Hall Living Room Kitchen
Front Gar…
Floor plans
Nearby active comparables4 rentals · 5 deals
Comparable rentals
BR1 · same beds + typeMedian nearby: £1,875/mo · 3 of 4 already let+£87 vs our est
- Mooreland Road Bromley BR1Let2b£1,900/moMay 2026
- Galahad Road, Bromley, BR12b£1,900/moMay 2026
- Mooreland Road, Bromley, BR1Let2b£1,850/moMay 2026
- North Road, Bromley, BR1Let2b£1,650/moMay 2026
Listing metazoopla · McHugh & Co
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£271
Cash needed
£92K
Return after costs
3.52%
IRR
4.05%
169 Farmfield Road, Bromley BR1
terraced · 2 bed
£225,000
est £1,788 · 9.54% gross
Chain freeEPC G
Priced below market
1 / 10
35/100
Marginal
9.54% — verify the rent + comps locally.
Priced below market -51% vs 12 nearby sold (last 12 mo)
Monthly profit +£271/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.54% Return before costs — above-market
Energy rating G — Min. energy standard blocker by 2030 (~£15,000–£30,000 upgrade)
Price
£225K
51% below sold comps
Return before costs
9.54%
est rent £1,788/monot enough comparablesRange £1,756–£1,821/mo (Q1–Q3)
Bedrooms
2
— bath
Energy rating
G
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£15,000–£30,000 upgrade
~£15,000–£30,000 upgrade
Deal flags2 issues
EPC G — MEES blocker
Cannot be let on a new tenancy without upgrade to E (current) / C (2030)
Auction
Guide price — assume +20-30% in the room
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: £1,756–£1,821/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £56,250
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £168,750 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
+£271
after mortgage, operating costs & tax
Rent in£1,788/mo gross
£1,719/mo collected · £69/mo lost to voids
Where it goes
£914Mortgage£471Costs
£271/mo left as profit · 16% of rent kept
Mortgage£914
Costs£471
Management£179
Maintenance£50
Insurance£28
CapEx reserve£89
Voids + council tax£6
Ltd co. accounts£104
Selective licensing£15
Tax£64
Profit+£271
Returns
Return before costs on price9.54%
Cash return on cash3.52%
Gross margin£1,248
Cash needed£92,319
Monthly profit payback28y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.88
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 | £21,456 | £5,652 | £10,969 | £0 | £919 | £3,916 | £3,916 |
| Year 2 | £22,100 | £5,822 | £10,969 | £0 | £1,009 | £4,300 | £8,216 |
| Year 3 | £22,763 | £5,997 | £10,969 | £0 | £1,101 | £4,696 | £12,912 |
| Year 4 | £23,446 | £6,177 | £10,969 | £0 | £1,197 | £5,103 | £18,015 |
| Year 5 | £24,149 | £6,362 | £10,969 | £0 | £1,295 | £5,523 | £23,539 |
Rent by the room upside
What we verified
2416
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▾
EPC~£15,000–£30,000 to upgrade to CG
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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miWide · CV 21.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,194
Annual rental tax£762
CGT yr 5£0 · company level
5y net total£23,539
Acquisition costs
25% deposit£56,250
Stamp duty£13,250
Refurb£16,744
Legal + survey£1,700
Mortgage + broker£4,375
Cash needed£92,319
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
Lot 4 for sale by online auction on 21st October 2026
Freehold House Vacant Possession
Situated on Farmfield Road, close to local shopping/travelling facilities including Beckenham Hill, Sundridge Park and Ravensbourne Train Stations. Beckenham Place Park is also nearby.
A Terrace House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Bedroom (One) Bedroom (Two) Bathroom/WC
Ground Floor Entrance Hall Living Room Kitchen
Front Gar…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice