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Year 5 disposal
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87/ 100
Strong
7.69% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£743/mo from completion — the no.1 reason to invest
- 7.69% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 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
+£743/mo
Pays you every month, net of costs
Price
£1.00M
No local sold comps to compare
Return · IRR
1.3%/yr
Modest annualised return
Cash to get in
£407K
Deposit + fees + refurb
Return before costs on price 7.69%5-yr return on cash 18%Rent est. £6,410 (£5,226–£7,862)
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: £5,226–£7,862/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £250,000
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 (£32,907–£61,426 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £750,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£743
after mortgage, operating costs & tax
Rent in£6,410/mo gross
£6,163/mo collected · £247/mo lost to voids
Where it goes
£4,063Mortgage£1,184Costs
£743/mo left as profit · 12% of rent kept
Mortgage£4,063
Costs£1,184
Management£641
Maintenance£67
Insurance£40
CapEx reserve£321
Voids + council tax£12
Ltd co. accounts£104
Tax£174
Profit+£743
Returns
Return before costs on price7.69%
Cash return on cash2.19%
Gross margin£4,979
Cash needed£407,326
Monthly profit payback45y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.52
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 | £76,920 | £14,211 | £48,750 | £0 | £2,652 | £11,307 | £11,307 |
| Year 2 | £79,228 | £14,637 | £48,750 | £0 | £3,010 | £12,830 | £24,137 |
| Year 3 | £81,604 | £15,076 | £48,750 | £0 | £3,378 | £14,400 | £38,537 |
| Year 4 | £84,053 | £15,529 | £48,750 | £0 | £3,757 | £16,017 | £54,554 |
| Year 5 | £86,574 | £15,995 | £48,750 | £0 | £4,148 | £17,682 | £72,236 |
Disposal gain (gross)-£64,847
CGT£0
Net Disposal proceeds£1,076,479
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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
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 profileFamily let
Tenant profilelikely cohortTN3 9TP · 6 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Sussex · 33.9 km
Reason
6-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
6-bed · 4-bath · 3366 sqft
£78k–£150k
£ per sqft
building cost only
£23–£44
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 4 × bathroom · Full strip + retile£13,300–£26,600
- Paint + decor£23,562–£43,758
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£37,026–£70,686
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — +£743/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 | 7.69% | +£743 | £407,326 | 17.7% | Low | Feasible |
| Housing-benefit rent | 2.18% | -£2,926 | £407,326 | -39.9% | Med | Feasible |
| Council lease | 2.18% | -£2,545 | £407,326 | -36.1% | Low | Feasible |
| Refurb & refinance | 7.69% | +£743 | £474,876 | 15.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £1,158,876 | 4% | Med | Feasible |
| Rent by the room | 4.32% | -£2,697 | £407,326 | -34.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA High Weald · cap £1,820/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- High Weald
- LHA monthly cap:
- £1,820
- Scheme type:
- leasing
- 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
-£3,779/mo cash flow vs Rent it out if converted to Rent by the room
2.88% Return before costs on price converted vs 7.69% as-is
As-is Rent it out
Monthly profit+£885
Return before costs on price7.69%
Cash needed£261,898
If converted to Rent by the room
Monthly profit-£2,894
Return before costs on price2.88%
Cash needed£277,898
Δ vs Rent it out Monthly profit-£3,779
Show conversion detail
Conversion cost estimate
£3,750
Range: £2,500 – £6,250
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£185,004–£325,116full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 4 × bathroom£27,000–£49,500
- Rewire£16,830–£26,928
- Replumb£13,464–£23,562
- Windows£37,026–£63,954
- Paint + decor£33,660–£57,222
- Flooring£47,124–£84,150
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodGroombridge St Thomas' Church of England Primary SchoolPrimary · Voluntary aided school · TN3 9SF
- Not ratedFrant Church of England Primary SchoolPrimary · Voluntary controlled school · TN3 9DX
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£76,920
Section 24 credit£0
Annual tax due£2,652
Post-tax Monthly profit annual£8,349
Exit costs
Projected sale price (5y · 2%/yr growth)£1,104,081
Capital gain (pre-CGT)£104,081
Sale costs (~2.5%)£27,602
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£72,236
Rates as of Oct 2024
Acquisition costs
£407,326cash neededPurchase price£1,000,000
Deposit (25%)£250,000
Stamp duty+5% additional-property surcharge£93,750
Refurb£43,876
Legal + survey£3,700
Mortgage fees£16,000
Total cash neededdeposit + costs (loan covers the rest)£407,326
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A striking and substantial Edwardian home with generous gardens and delightful countryside views in the hamlet of Blackham.
Description 2 Watch Oak has undergone an extensive programme of restoration, extension and rejuvenation under our clients' ownership. This elegant, whilst welcoming, family home provides well-balanced and well-proportioned accommodation set across three floors. Offering considerable character, the property benefits from attractive features, including hi…
Floor plans
Listing metazoopla · Savills - Tunbridge Wells
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£743
Cash needed
£407K
Return after costs
2.19%
IRR
1.33%
Blackham, Tunbridge Wells, East Sussex TN3
semi-detached · 6 bed · 4 bath · 3,366 sqft
£1,000,000
est £6,410 · 7.69% gross
EPC D
1 / 27
87/100
Strong
7.69% — verify the rent + comps locally.
Monthly profit +£743/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.69% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£1.0M
Return before costs
7.69%
est rent £6,410/monot enough comparablesRange £5,226–£7,862/mo (Q1–Q3)
Bedrooms
6
4 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: £5,226–£7,862/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £250,000
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 (£32,907–£61,426 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £750,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£743
after mortgage, operating costs & tax
Rent in£6,410/mo gross
£6,163/mo collected · £247/mo lost to voids
Where it goes
£4,063Mortgage£1,184Costs
£743/mo left as profit · 12% of rent kept
Mortgage£4,063
Costs£1,184
Management£641
Maintenance£67
Insurance£40
CapEx reserve£321
Voids + council tax£12
Ltd co. accounts£104
Tax£174
Profit+£743
Returns
Return before costs on price7.69%
Cash return on cash2.19%
Gross margin£4,979
Cash needed£407,326
Monthly profit payback45y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.52
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA High Weald · cap £1,820/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- High Weald
- LHA monthly cap:
- £1,820
- Scheme type:
- leasing
- 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 | £76,920 | £14,211 | £48,750 | £0 | £2,652 | £11,307 | £11,307 |
| Year 2 | £79,228 | £14,637 | £48,750 | £0 | £3,010 | £12,830 | £24,137 |
| Year 3 | £81,604 | £15,076 | £48,750 | £0 | £3,378 | £14,400 | £38,537 |
| Year 4 | £84,053 | £15,529 | £48,750 | £0 | £3,757 | £16,017 | £54,554 |
| Year 5 | £86,574 | £15,995 | £48,750 | £0 | £4,148 | £17,682 | £72,236 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
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
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£9,750
Annual rental tax£2,090
CGT yr 5£0 · company level
5y net total£72,236
Acquisition costs
25% deposit£250,000
Stamp duty£93,750
Refurb£43,876
Legal + survey£3,700
Mortgage + broker£16,000
Cash needed£407,326
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 striking and substantial Edwardian home with generous gardens and delightful countryside views in the hamlet of Blackham.
Description 2 Watch Oak has undergone an extensive programme of restoration, extension and rejuvenation under our clients' ownership. This elegant, whilst welcoming, family home provides well-balanced and well-proportioned accommodation set across three floors. Offering considerable character, the property benefits from attractive features, including hi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice