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Year 5 disposal
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Weak
3.71% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (198 yrs) — no short-lease drag
- EPC B — MEES compliant
Why to be cautious
- 3.71% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,421/mo — heavily negative — needs monthly capital injection
- -8.2% 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
−£1K/mo
You top up £1K/mo
Price vs market
Above comparable sales
+213% vs 12 sold
Return · IRR
-8.2%/yr
Loses money over 5 years
Cash to get in
£247K
Deposit + fees + refurb
Price £650KReturn before costs on price 3.71%5-yr return on cash -31%Rent est. £2,008 (£1,591–£2,534)
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: £1,591–£2,534/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £162,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £487,500 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,421
after mortgage, operating costs & tax
Rent in£2,008/mo gross
£1,931/mo collected · £77/mo lost to voids
Where it goes
£2,641Mortgage£711Costs
Outgoings exceed rent — you top up £1,421/mo
Mortgage£2,641
Costs£711
Management£201
Maintenance£67
Insurance£40
CapEx reserve£100
Voids + council tax£10
Service charge + ground rent£188
Ltd co. accounts£104
Tax—
Shortfall−£1,421
Returns
Return before costs on price3.71%
Cash return on cash-6.91%
Gross margin£1,220
Cash needed£246,711
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.73
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 | £24,096 | £8,529 | £31,688 | £0 | £0 | -£16,120 | -£16,120 |
| Year 2 | £24,819 | £8,785 | £31,688 | £0 | £0 | -£15,653 | -£31,774 |
| Year 3 | £25,563 | £9,048 | £31,688 | £0 | £0 | -£15,172 | -£46,946 |
| Year 4 | £26,330 | £9,320 | £31,688 | £0 | £0 | -£14,677 | -£61,623 |
| Year 5 | £27,120 | £9,599 | £31,688 | £0 | £0 | -£14,167 | -£75,790 |
Disposal gain (gross)-£23,750
CGT£0
Net Disposal proceeds£699,711
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
Leasehold198 yr
Tenure & planning198 yr
Legal & planning
2 checks- TenureLeasehold
- 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 ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortTN2 5TF · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Sussex · 37.5 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
3-bed · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 — -£1,421/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 | 3.71% | -£1,421 | £246,711 | -30.7% | Low | Feasible |
| Housing-benefit rent | 2.44% | -£2,067 | £246,711 | -46.8% | Med | Feasible |
| Council lease | 2.44% | -£1,919 | £246,711 | -45.6% | Low | Feasible |
| Refurb & refinance | 3.71% | -£1,421 | £285,255 | -26.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£399 | £729,505 | 6% | Med | Feasible |
| Rent by the room | 3.32% | -£2,319 | £246,711 | -52.2% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA High Weald · cap £1,319/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- High Weald
- LHA monthly cap:
- £1,319
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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
-£414/mo cash flow vs Rent it out if converted to Rent by the room
4.43% Return before costs on price converted vs 3.71% as-is
As-is Rent it out
Monthly profit-£1,112
Return before costs on price3.71%
Cash needed£174,398
If converted to Rent by the room
Monthly profit-£1,526
Return before costs on price4.43%
Cash needed£190,398
Δ vs Rent it out Monthly profit-£414
Show conversion detail
Conversion cost estimate
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£74,220–£132,330full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- Rewire£5,775–£9,240
- Replumb£4,620–£8,085
- Windows£12,705–£21,945
- Paint + decor£11,550–£19,635
- Flooring£16,170–£28,875
Comparables
sold within 0.5 miWide · CV 45.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodBroadwater Down Primary SchoolPrimary · Community school · TN2 5RP
- GoodClaremont Primary SchoolPrimary · Community school · TN2 5EB
- Not ratedThe Mead SchoolNot applicable · Other independent school · TN2 5SN
- Not ratedSt Peter's Church of England Primary SchoolPrimary · Voluntary controlled school · TN2 5BW
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£24,096
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£17,047
Exit costs
Projected sale price (5y · 2%/yr growth)£717,653
Capital gain (pre-CGT)£67,653
Sale costs (~2.5%)£17,941
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-£75,790
Rates as of Oct 2024
Acquisition costs
£246,711cash neededPurchase price£650,000
Deposit (25%)£162,500
Stamp duty+5% additional-property surcharge£55,000
Refurb£15,111
Legal + survey£3,350
Mortgage fees£10,750
Total cash neededdeposit + costs (loan covers the rest)£246,711
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
An exceptional ground floor apartment in the beautiful Broadwater Down, Tunbridge Wells.
This award‐winning development claimed the coveted Best Luxury Apartment Scheme at the 2022 WhatHouse? Awards — and it’s easy to see why. The space is unrivalled, offering three fantastic bedrooms, two bathrooms and even a separate utility room, all finished to an impeccable standard.
A sublime and generous private terrace provides the perfect spot to enjoy the outside, enjoying privacy…
Floor plans
Listing metazoopla · Hilden & Co
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£1,421
Cash needed
£247K
Return after costs
-6.91%
IRR
-8.21%
Forest Gate House, Broadwater Down, Royal Tunbridge Wells TN2
flat · 3 bed · 2 bath
£650,000
est £2,008 · 3.71% gross
Leasehold 198yrEPC B
1 / 11
0/100
Marginal
3.71% — verify the rent + comps locally.
3.71% Return before costs — around the area average for this property type.
Monthly profit −£1,421/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£650K
213% above sold comps
Return before costs
3.71%
est rent £2,008/monot enough comparablesRange £1,591–£2,534/mo (Q1–Q3)
Bedrooms
3
2 bath
Energy rating
B
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: £1,591–£2,534/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £162,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £487,500 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,421
after mortgage, operating costs & tax
Rent in£2,008/mo gross
£1,931/mo collected · £77/mo lost to voids
Where it goes
£2,641Mortgage£711Costs
Outgoings exceed rent — you top up £1,421/mo
Mortgage£2,641
Costs£711
Management£201
Maintenance£67
Insurance£40
CapEx reserve£100
Voids + council tax£10
Service charge + ground rent£188
Ltd co. accounts£104
Tax—
Shortfall−£1,421
Returns
Return before costs on price3.71%
Cash return on cash-6.91%
Gross margin£1,220
Cash needed£246,711
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.73
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA High Weald · cap £1,319/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- High Weald
- LHA monthly cap:
- £1,319
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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 | £24,096 | £8,529 | £31,688 | £0 | £0 | -£16,120 | -£16,120 |
| Year 2 | £24,819 | £8,785 | £31,688 | £0 | £0 | -£15,653 | -£31,774 |
| Year 3 | £25,563 | £9,048 | £31,688 | £0 | £0 | -£15,172 | -£46,946 |
| Year 4 | £26,330 | £9,320 | £31,688 | £0 | £0 | -£14,677 | -£61,623 |
| Year 5 | £27,120 | £9,599 | £31,688 | £0 | £0 | -£14,167 | -£75,790 |
Rent by the room upside
What we verified
7006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining198 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£1,950/yr
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 45.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£6,338
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£75,790
Acquisition costs
25% deposit£162,500
Stamp duty£55,000
Refurb£15,111
Legal + survey£3,350
Mortgage + broker£10,750
Cash needed£246,711
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
An exceptional ground floor apartment in the beautiful Broadwater Down, Tunbridge Wells.
This award‐winning development claimed the coveted Best Luxury Apartment Scheme at the 2022 WhatHouse? Awards — and it’s easy to see why. The space is unrivalled, offering three fantastic bedrooms, two bathrooms and even a separate utility room, all finished to an impeccable standard.
A sublime and generous private terrace provides the perfect spot to enjoy the outside, enjoying privacy…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice