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Year 5 disposal
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0/ 100
Weak
5.03% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£707/mo — heavily negative — needs monthly capital injection
- -5.9% 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
−£707/mo
You top up £707/mo
Price vs market
Above comparable sales
+62% vs 12 sold
Return · IRR
-5.9%/yr
Loses money over 5 years
Cash to get in
£169K
Deposit + fees + refurb
Price £475KReturn before costs on price 5.03%5-yr return on cash -20%Rent est. £1,991 (£1,852–£2,140)
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: £1,852–£2,140/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £118,750
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 £356,250 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
-£707
after mortgage, operating costs & tax
Rent in£1,991/mo gross
£1,914/mo collected · £77/mo lost to voids
Where it goes
£1,930Mortgage£691Costs
Outgoings exceed rent — you top up £707/mo
Mortgage£1,930
Costs£691
Management£199
Maintenance£67
Insurance£40
CapEx reserve£100
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£707
Returns
Return before costs on price5.03%
Cash return on cash-5.02%
Gross margin£1,223
Cash needed£169,000
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.99
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 | £23,892 | £8,297 | £23,156 | £0 | £0 | -£7,562 | -£7,562 |
| Year 2 | £24,609 | £8,546 | £23,156 | £0 | £0 | -£7,094 | -£14,655 |
| Year 3 | £25,347 | £8,803 | £23,156 | £0 | £0 | -£6,612 | -£21,267 |
| Year 4 | £26,107 | £9,067 | £23,156 | £0 | £0 | -£6,116 | -£27,383 |
| Year 5 | £26,891 | £9,339 | £23,156 | £0 | £0 | -£5,604 | -£32,987 |
Disposal gain (gross)-£5,798
CGT£0
Net Disposal proceeds£511,327
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
957 yr
Extracted from listing description · verify with solicitor
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 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
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 cohortBR1 4EA · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 12.9 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
3-bed · 2-bath · 806 sqft · London ×1.4
£32k–£63k
£ per sqft
building cost only
£40–£78
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£8,060–£14,508
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,284–£20,956
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£707/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 | 5.03% | -£707 | £169,000 | -19.5% | Low | Feasible |
| Housing-benefit rent | 3.91% | -£1,165 | £169,000 | -35.2% | Med | Feasible |
| Council lease | 0.00% | -£2,316 | £169,000 | -83.1% | Low | Feasible |
| Refurb & refinance | 5.03% | -£707 | £193,590 | -17.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£386 | £517,965 | 8% | Med | Feasible |
| Rent by the room | 4.55% | -£1,566 | £169,000 | -49.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Outer South East London · cap £1,546/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South East London
- LHA monthly cap:
- £1,546
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
-£400/mo cash flow vs Rent it out if converted to Rent by the room
6.06% Return before costs on price converted vs 5.03% as-is
As-is Rent it out
Monthly profit-£443
Return before costs on price5.03%
Cash needed£130,648
If converted to Rent by the room
Monthly profit-£843
Return before costs on price6.06%
Cash needed£146,648
Δ vs Rent it out Monthly profit-£400
Show conversion detail
Conversion cost estimate
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£60,304–£112,566full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£4,030–£7,254
- Replumb£3,224–£6,448
- Windows£8,866–£16,120
- Paint + decor£8,060–£14,508
- Flooring£11,284–£20,956
Comparables
sold within 0.5 miWide · CV 34.9%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
- 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£23,892
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,480
Exit costs
Projected sale price (5y · 2%/yr growth)£524,438
Capital gain (pre-CGT)£49,438
Sale costs (~2.5%)£13,111
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-£32,987
Rates as of Oct 2024
Acquisition costs
£169,000cash neededPurchase price£475,000
Deposit (25%)£118,750
Stamp duty+5% additional-property surcharge£37,500
Refurb£2,100
Legal + survey£2,525
Mortgage fees£8,125
Total cash neededdeposit + costs (loan covers the rest)£169,000
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Guide Price: £475,000 - £500,000. Maguire Baylis are delighted to offer for sale this beautifully appointed three bedroom top floor conversion which has been comprehensively refurbished throughout, providing stylish and thoughtfully designed accommodation in a particularly convenient Sundridge Park location.
The property has been finished to an excellent standard, with a contemporary interior and a well-planned layout making great use of the available space. A generous split…
Floor plans
Nearby active comparables7 rentals
Comparable rentals
BR1 · same beds + typeMedian nearby: £2,100/mo · 5 of 7 already let+£109 vs our est
- Bromley Road, Bromley BR1Let3b£1,750/moMay 2026
- Highland Road, Bromley, BR1Let3b£2,100/moMay 2026
- Park Farm Road Bromley BR1Let3b£2,600/moMay 2026
- Bromley Road, Bromley BR1Let3b£1,750/moMay 2026
- Highland Road, Bromley, BR1Let3b£2,100/moMay 2026
- Park Farm Road Bromley BR13b£2,600/moMay 2026
- Manor Place, Mavelstone Road, Bromley3b£2,500/moMay 2026
Other deals nearby
BR1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Maguire Baylis
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£707
Cash needed
£169K
Return after costs
-5.02%
IRR
-5.95%
Cambridge Road, Sundridge Park, Bromley BR1
flat · 3 bed · 2 bath · 806 sqft
£475,000
est £1,991 · 5.03% gross
Chain freeLeasehold 957yrEPC C
1 / 16
0/100
Marginal
5.03% — verify the rent + comps locally.
Chain free
Price
£475K
62% above sold comps
Return before costs
5.03%
est rent £1,991/monot enough comparablesRange £1,852–£2,140/mo (Q1–Q3)
Bedrooms
3
2 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: £1,852–£2,140/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £118,750
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 £356,250 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
-£707
after mortgage, operating costs & tax
Rent in£1,991/mo gross
£1,914/mo collected · £77/mo lost to voids
Where it goes
£1,930Mortgage£691Costs
Outgoings exceed rent — you top up £707/mo
Mortgage£1,930
Costs£691
Management£199
Maintenance£67
Insurance£40
CapEx reserve£100
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£707
Returns
Return before costs on price5.03%
Cash return on cash-5.02%
Gross margin£1,223
Cash needed£169,000
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.99
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Outer South East London · cap £1,546/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South East London
- LHA monthly cap:
- £1,546
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 | £23,892 | £8,297 | £23,156 | £0 | £0 | -£7,562 | -£7,562 |
| Year 2 | £24,609 | £8,546 | £23,156 | £0 | £0 | -£7,094 | -£14,655 |
| Year 3 | £25,347 | £8,803 | £23,156 | £0 | £0 | -£6,612 | -£21,267 |
| Year 4 | £26,107 | £9,067 | £23,156 | £0 | £0 | -£6,116 | -£27,383 |
| Year 5 | £26,891 | £9,339 | £23,156 | £0 | £0 | -£5,604 | -£32,987 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remainingFreehold
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
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 34.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,631
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£32,987
Acquisition costs
25% deposit£118,750
Stamp duty£37,500
Refurb£2,100
Legal + survey£2,525
Mortgage + broker£8,125
Cash needed£169,000
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: £475,000 - £500,000. Maguire Baylis are delighted to offer for sale this beautifully appointed three bedroom top floor conversion which has been comprehensively refurbished throughout, providing stylish and thoughtfully designed accommodation in a particularly convenient Sundridge Park location.
The property has been finished to an excellent standard, with a contemporary interior and a well-planned layout making great use of the available space. A generous split…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice