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Year 5 disposal
BMV -41%
⊞ View all 13
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Priced below market -41% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£974/mo — heavily negative — needs monthly capital injection
- -16.1% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£974/mo
You top up £974/mo
Price vs market
Below market value
-41% vs 12 sold · interior unseen
Return · IRR
-16.1%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £195KCash to buy £76K5-yr return on cash -77%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £48,750
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £146,250 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£974
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£792Mortgage£182Costs
Outgoings exceed rent — you top up £974/mo
Mortgage£792
Costs£182
Maintenance£50
Insurance£20
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£974
Returns
Return before costs on price0.00%
Cash return on cash-15.32%
Gross margin-£182
Cash needed£76,289
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £2,183 | £9,506 | £0 | £0 | -£11,689 | -£11,689 |
| Year 2 | £0 | £2,248 | £9,506 | £0 | £0 | -£11,754 | -£23,443 |
| Year 3 | £0 | £2,315 | £9,506 | £0 | £0 | -£11,822 | -£35,265 |
| Year 4 | £0 | £2,385 | £9,506 | £0 | £0 | -£11,891 | -£47,156 |
| Year 5 | £0 | £2,456 | £9,506 | £0 | £0 | -£11,963 | -£59,118 |
Disposal gain (gross)-£8,701
CGT£0
Net Disposal proceeds£209,913
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 cohortME15 0HJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 48.1 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
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
Council lease wins — -£109/mo · £193/mo ahead of Housing-benefit rent
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£974 | £76,289 | -77.5% | Low | Feasible |
| Housing-benefit rent | 5.56% | -£302 | £76,289 | -15.5% | Med | Feasible |
| ⭐ Council lease | 5.56% | -£109 | £76,289 | -5.2% | Low | Feasible |
| Refurb & refinance | 0.00% | -£974 | £90,345 | -65.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £222,920 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Maidstone · cap £903/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Maidstone
- LHA monthly cap:
- £903
- 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
+£1,168/mo cash flow vs Rent it out if converted to Rent by the room
14.77% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£965
Return before costs on price0.00%
Cash needed£60,648
If converted to Rent by the room
Monthly profit+£203
Return before costs on price14.77%
Cash needed£76,648
Δ vs Rent it out Monthly profit+£1,168
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£58,230–£103,995full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
Comparables
sold within 0.5 miWide · CV 35.7%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
- GoodEast Farleigh Primary SchoolPrimary · Community school · ME15 0LY
- Not ratedSt Helens Montessori SchoolNot applicable · Other independent school · ME15 0JT
- Not ratedHunton Church of England Primary SchoolPrimary · Voluntary aided school · ME15 0SJ
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£11,689
Exit costs
Projected sale price (5y · 2%/yr growth)£215,296
Capital gain (pre-CGT)£20,296
Sale costs (~2.5%)£5,382
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-£59,118
Rates as of Oct 2024
Acquisition costs
£76,289cash neededPurchase price£195,000
Deposit (25%)£48,750
Stamp duty+5% additional-property surcharge£11,150
Refurb£10,764
Legal + survey£1,700
Mortgage fees£3,925
Total cash neededdeposit + costs (loan covers the rest)£76,289
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Securing this property with A lifetime leaseover 60s can secure this property with a home for life from homewise
Through the Home for Life Plan from Homewise, those aged 60 or over can purchase a Lifetime Lease and a share of the property value to safeguard for the future. The cost to purchase the Lifetime Lease is always less than the full market value. Over 60s customers typically save between from 20% to 50%*.
Home for Life Plan guide price for overs 60s: The Lifetime Le…
Floor plans
Listing metazoopla · Homewise Ltd
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£974
Cash needed
£76K
Return after costs
-15.32%
IRR
-16.07%
Forge Lane, East Farleigh, Maidstone, Kent ME15
terraced · 2 bed · 1 bath
£195,000
Listed building
Priced below market
1 / 13
0/100
Marginal
No rent data — verify locally before offering.
Priced below market -41% vs 12 nearby sold (last 12 mo)
Price
£195K
41% below sold comps
Return before costs
—
rent unknown
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Lifetime lease
Cannot be financed or resold normally
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £48,750
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £146,250 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£974
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£792Mortgage£182Costs
Outgoings exceed rent — you top up £974/mo
Mortgage£792
Costs£182
Maintenance£50
Insurance£20
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£974
Returns
Return before costs on price0.00%
Cash return on cash-15.32%
Gross margin-£182
Cash needed£76,289
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Maidstone · cap £903/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Maidstone
- LHA monthly cap:
- £903
- 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 | £0 | £2,183 | £9,506 | £0 | £0 | -£11,689 | -£11,689 |
| Year 2 | £0 | £2,248 | £9,506 | £0 | £0 | -£11,754 | -£23,443 |
| Year 3 | £0 | £2,315 | £9,506 | £0 | £0 | -£11,822 | -£35,265 |
| Year 4 | £0 | £2,385 | £9,506 | £0 | £0 | -£11,891 | -£47,156 |
| Year 5 | £0 | £2,456 | £9,506 | £0 | £0 | -£11,963 | -£59,118 |
Rent by the room upside
What we verified
3216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaListed
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
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
Comparables
sold within 0.5 miWide · CV 35.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,901
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£59,118
Acquisition costs
25% deposit£48,750
Stamp duty£11,150
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£3,925
Cash needed£76,289
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
Securing this property with A lifetime leaseover 60s can secure this property with a home for life from homewise
Through the Home for Life Plan from Homewise, those aged 60 or over can purchase a Lifetime Lease and a share of the property value to safeguard for the future. The cost to purchase the Lifetime Lease is always less than the full market value. Over 60s customers typically save between from 20% to 50%*.
Home for Life Plan guide price for overs 60s: The Lifetime Le…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice