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Year 5 disposal
BMV -24%
⊞ View all 12
43/ 100
Caution
7.53% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.53% return before costs — above-market
- Priced below market -24% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (139 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£41/mo — mildly negative — equity build may cover
- -0.4% 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
−£41/mo
You top up £41/mo
Price vs market
Below market value
-24% vs 12 sold · interior unseen
Return · IRR
-0.4%/yr
Loses money over 5 years
Cash left in
£47K
Stays in after refinancing at value
Price £290KCash to buy £116KReturn before costs on price 7.53%5-yr return on cash 4%Rent est. £1,819 (£1,651–£2,004)
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: £1,651–£2,004/mo · n=81
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
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 (£12,384–£23,117 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £217,500 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
-£41
after mortgage, operating costs & tax
Rent in£1,819/mo gross
£1,749/mo collected · £70/mo lost to voids
Where it goes
£1,178Mortgage£612Costs
Outgoings exceed rent — you top up £41/mo
Mortgage£1,178
Costs£612
Management£182
Maintenance£67
Insurance£28
CapEx reserve£91
Voids + council tax£7
Service charge + ground rent£133
Ltd co. accounts£104
Tax—
Shortfall−£41
Returns
Return before costs on price7.53%
Cash return on cash-0.42%
Gross margin£1,137
Cash needed£115,887
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.48
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 | £21,828 | £7,340 | £14,138 | £0 | £67 | £284 | £284 |
| Year 2 | £22,483 | £7,560 | £14,138 | £0 | £149 | £636 | £920 |
| Year 3 | £23,157 | £7,787 | £14,138 | £0 | £234 | £999 | £1,919 |
| Year 4 | £23,852 | £8,020 | £14,138 | £0 | £322 | £1,372 | £3,292 |
| Year 5 | £24,568 | £8,261 | £14,138 | £0 | £412 | £1,757 | £5,049 |
Disposal gain (gross)-£15,858
CGT£0
Net Disposal proceeds£312,179
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold139 yr
Tenure & planning139 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
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 2RU · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 14.3 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 · 688 sqft · London ×1.4
£25k–£49k
£ per sqft
building cost only
£37–£71
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£6,880–£12,384
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,632–£17,888
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£41/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 | 7.53% | -£41 | £115,887 | 4.4% | Low | Feasible |
| Housing-benefit rent | 5.36% | -£548 | £115,887 | -20.9% | Med | Feasible |
| Council lease | 0.00% | -£1,510 | £115,887 | -79.3% | Low | Feasible |
| Refurb & refinance | 7.53% | -£41 | £136,992 | 3.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£332 | £334,642 | 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
-£234/mo cash flow vs Rent it out if converted to Rent by the room
9.93% Return before costs on price converted vs 7.53% as-is
As-is Rent it out
Monthly profit+£114
Return before costs on price7.53%
Cash needed£84,398
If converted to Rent by the room
Monthly profit-£120
Return before costs on price9.93%
Cash needed£100,398
Δ vs Rent it out Monthly profit-£234
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
£47,912–£89,808full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£3,440–£6,192
- Replumb£2,752–£5,504
- Windows£7,568–£13,760
- Paint + decor£6,880–£12,384
- Flooring£9,632–£17,888
Comparables
sold within 0.5 miWide · CV 44.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingLa Fontaine AcademyPrimary · Free schools · BR1 2SQ
- OutstandingSt George's, Bickley, Church of England Primary SchoolPrimary · Academy converter · BR1 2RL
- Not ratedBickley Park SchoolNot applicable · Other independent school · BR1 2DS
- Not ratedBreaside Preparatory SchoolNot applicable · Other independent school · BR1 2PR
- Not ratedBromley High School GDSTNot applicable · Other independent school · BR1 2TW
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£21,828
Section 24 credit£0
Annual tax due£67
Post-tax Monthly profit annual-£556
Exit costs
Projected sale price (5y · 2%/yr growth)£320,183
Capital gain (pre-CGT)£30,183
Sale costs (~2.5%)£8,005
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£5,049
Rates as of Oct 2024
Acquisition costs
£115,887cash neededPurchase price£290,000
Deposit (25%)£72,500
Stamp duty+5% additional-property surcharge£19,000
Refurb£16,512
Legal + survey£2,525
Mortgage fees£5,350
Total cash neededdeposit + costs (loan covers the rest)£115,887
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Set within a desirable residential setting on Pembroke Road, Bromley, this impressive first-floor apartment offers well-proportioned and versatile accommodation throughout.
The property is thoughtfully arranged and features two generous bedrooms, a modern bathroom and a superb open-plan kitchen, reception and dining room, creating a stylish and sociable space ideal for both entertaining and everyday living. The private balcony provides a wonderful extension to the living acc…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
BR1 · same beds + typeMedian nearby: £1,800/mo · 12 of 20 already let-£19 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
Listing metazoopla · jdm Estate Agents
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£41
Cash needed
£116K
Return after costs
-0.42%
IRR
-0.37%
Pembroke Road, Bromley BR1
flat · 2 bed · 1 bath · 688 sqft
£290,000
est £1,819 · 7.53% gross
Leasehold 139yrEPC C
Priced below market
1 / 12
43/100
Caution
7.53% — verify the rent + comps locally.
Priced below market -24% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.53% Return before costs — above-market
Price
£290K
24% below sold comps
Return before costs
7.53%
est rent £1,819/monot enough comparablesRange £1,651–£2,004/mo (Q1–Q3)
Bedrooms
2
1 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: £1,651–£2,004/mo · n=81
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
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 (£12,384–£23,117 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £217,500 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
-£41
after mortgage, operating costs & tax
Rent in£1,819/mo gross
£1,749/mo collected · £70/mo lost to voids
Where it goes
£1,178Mortgage£612Costs
Outgoings exceed rent — you top up £41/mo
Mortgage£1,178
Costs£612
Management£182
Maintenance£67
Insurance£28
CapEx reserve£91
Voids + council tax£7
Service charge + ground rent£133
Ltd co. accounts£104
Tax—
Shortfall−£41
Returns
Return before costs on price7.53%
Cash return on cash-0.42%
Gross margin£1,137
Cash needed£115,887
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.48
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 | £21,828 | £7,340 | £14,138 | £0 | £67 | £284 | £284 |
| Year 2 | £22,483 | £7,560 | £14,138 | £0 | £149 | £636 | £920 |
| Year 3 | £23,157 | £7,787 | £14,138 | £0 | £234 | £999 | £1,919 |
| Year 4 | £23,852 | £8,020 | £14,138 | £0 | £322 | £1,372 | £3,292 |
| Year 5 | £24,568 | £8,261 | £14,138 | £0 | £412 | £1,757 | £5,049 |
Rent by the room upside
What we verified
5206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining139 yr
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
Service chargeReduces net yield£1,300/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 44.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,828
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£5,049
Acquisition costs
25% deposit£72,500
Stamp duty£19,000
Refurb£16,512
Legal + survey£2,525
Mortgage + broker£5,350
Cash needed£115,887
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
Set within a desirable residential setting on Pembroke Road, Bromley, this impressive first-floor apartment offers well-proportioned and versatile accommodation throughout.
The property is thoughtfully arranged and features two generous bedrooms, a modern bathroom and a superb open-plan kitchen, reception and dining room, creating a stylish and sociable space ideal for both entertaining and everyday living. The private balcony provides a wonderful extension to the living acc…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice