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Year 5 disposal
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0/ 100
Weak
2.86% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- 2.86% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,513/mo — heavily negative — needs monthly capital injection
- -10.7% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£2K/mo
You top up £2K/mo
Price vs market
Above comparable sales
+192% vs 12 sold
Return · IRR
-10.7%/yr
Loses money over 5 years
Cash to get in
£197K
Deposit + fees + refurb
Price £525KReturn before costs on price 2.86%5-yr return on cash -43%Rent est. £1,251 (£1,195–£1,310)
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: £1,195–£1,310/mo · n=117
Financing
DepositYour cash in — the rest is the mortgage25% · £131,250
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 (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £393,750 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
-£1,513
after mortgage, operating costs & tax
Rent in£1,251/mo gross
£1,203/mo collected · £48/mo lost to voids
Where it goes
£2,133Mortgage£583Costs
Outgoings exceed rent — you top up £1,513/mo
Mortgage£2,133
Costs£583
Management£125
Maintenance£67
Insurance£40
CapEx reserve£63
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£1,513
Returns
Return before costs on price2.86%
Cash return on cash-9.23%
Gross margin£620
Cash needed£196,739
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.56
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 | £15,012 | £6,993 | £25,594 | £0 | £0 | -£17,575 | -£17,575 |
| Year 2 | £15,462 | £7,203 | £25,594 | £0 | £0 | -£17,334 | -£34,909 |
| Year 3 | £15,926 | £7,419 | £25,594 | £0 | £0 | -£17,086 | -£51,995 |
| Year 4 | £16,404 | £7,641 | £25,594 | £0 | £0 | -£16,831 | -£68,826 |
| Year 5 | £16,896 | £7,870 | £25,594 | £0 | £0 | -£16,568 | -£85,394 |
Disposal gain (gross)-£16,463
CGT£0
Net Disposal proceeds£565,151
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leaseholdleasehold
Tenure & planningleasehold
Legal & planning
2 checks- TenureLeasehold
- 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
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 cohortME15 6XW · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 48 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
Rent it out wins — -£1,513/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 | 2.86% | -£1,513 | £196,739 | -43.4% | Low | Feasible |
| Housing-benefit rent | 2.06% | -£1,857 | £196,739 | -53.9% | Med | Feasible |
| Council lease | 2.06% | -£1,661 | £196,739 | -49.8% | Low | Feasible |
| Refurb & refinance | 2.86% | -£1,513 | £227,295 | -37.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£386 | £585,920 | 7% | 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
+£200/mo cash flow vs Rent it out if converted to Rent by the room
5.49% Return before costs on price converted vs 2.86% as-is
As-is Rent it out
Monthly profit-£1,238
Return before costs on price2.86%
Cash needed£143,148
If converted to Rent by the room
Monthly profit-£1,038
Return before costs on price5.49%
Cash needed£159,148
Δ vs Rent it out Monthly profit+£200
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 26.6%Med confidence
Loading 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
- GoodArchbishop Courtenay Primary SchoolPrimary · Academy sponsor led · ME15 6QN
- Not ratedSouth Borough Primary SchoolPrimary · Academy converter · ME15 6TL
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£15,012
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£18,152
Exit costs
Projected sale price (5y · 2%/yr growth)£579,642
Capital gain (pre-CGT)£54,642
Sale costs (~2.5%)£14,491
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-£85,394
Rates as of Oct 2024
Acquisition costs
£196,739cash neededPurchase price£525,000
Deposit (25%)£131,250
Stamp duty+5% additional-property surcharge£42,500
Refurb£10,764
Legal + survey£3,350
Mortgage fees£8,875
Total cash neededdeposit + costs (loan covers the rest)£196,739
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Len House, Maidstone I Complete Contemporary Living for Residents I Register Your Interest Today for Our Limited Selection of Luxury Apartments!
We are delighted to introduce a limited selection of beautifully appointed apartments within the iconic Len House, offering luxury living within one of Maidstone’s most distinctive historic buildings.
With prices ranging from £525,000 to £795,000, Len House offers a selection of luxury apartments to suit a variety of budgets and li…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
ME15 · same beds + typeMedian nearby: £1,250/mo · 13 of 20 already let-£1 vs our est
- The FarrowsLet2b£1,300/moMay 2026
- The Farrows, Maidstone, ME15Let2b£1,300/moMay 2026
- Upper Stone Street Maidstone ME152b£1,300/moMay 2026
- Gabriels Hill, Maidstone, ME15Let2b£1,300/moMay 2026
- Highland Road, Maidstone, Kent, ME152b£1,200/moMay 2026
- Loose Road Maidstone ME15Let2b£1,250/moMay 2026
- College Road , Maidstone2b£1,100/moMay 2026
- Gabriels Hill, Maidstone, ME15Let2b£1,250/moMay 2026
- Cornhill Place, Maidstone, ME152b£1,250/moMay 2026
- Kent House2b£1,150/moMay 2026
- Lower Stone Street, Maidstone, ME15Let2b£1,200/moMay 2026
- Lower Stone Street, Maidstone, ME152b£1,150/moMay 2026
- Stagshaw Close, Maidstone, ME152b£1,200/moMay 2026
- Loose Road, Loose, Maidstone ME15Let2b£1,250/moMay 2026
- Willington Street, Maidstone ME15Let2b£1,100/moMay 2026
- Romney Place, Maidstone ME15Let2b£1,200/moMay 2026
- Loose Road, Loose, Maidstone ME15Let2b£1,250/moMay 2026
- Cornhill Place, Maidstone ME15Let2b£1,250/moMay 2026
- College Road, Maidstone ME15Let2b£1,100/moMay 2026
- River Bank Close, Maidstone, Kent ME15Let2b£1,300/moDec 2025
Listing metazoopla · Miles & Barr - Exclusive
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£1,513
Cash needed
£197K
Return after costs
-9.23%
IRR
-10.65%
Mill Street, Maidstone, Kent ME15
flat · 2 bed · 1 bath
£525,000
est £1,251 · 2.86% gross
Listed building
1 / 8
0/100
Marginal
2.86% — verify the rent + comps locally.
2.86% Return before costs — around the area average for this property type.
Monthly profit −£1,513/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£525K
192% above sold comps
Return before costs
2.86%
est rent £1,251/monot enough comparablesRange £1,195–£1,310/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
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: £1,195–£1,310/mo · n=117
Financing
DepositYour cash in — the rest is the mortgage25% · £131,250
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 (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £393,750 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
-£1,513
after mortgage, operating costs & tax
Rent in£1,251/mo gross
£1,203/mo collected · £48/mo lost to voids
Where it goes
£2,133Mortgage£583Costs
Outgoings exceed rent — you top up £1,513/mo
Mortgage£2,133
Costs£583
Management£125
Maintenance£67
Insurance£40
CapEx reserve£63
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£1,513
Returns
Return before costs on price2.86%
Cash return on cash-9.23%
Gross margin£620
Cash needed£196,739
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.56
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 | £15,012 | £6,993 | £25,594 | £0 | £0 | -£17,575 | -£17,575 |
| Year 2 | £15,462 | £7,203 | £25,594 | £0 | £0 | -£17,334 | -£34,909 |
| Year 3 | £15,926 | £7,419 | £25,594 | £0 | £0 | -£17,086 | -£51,995 |
| Year 4 | £16,404 | £7,641 | £25,594 | £0 | £0 | -£16,831 | -£68,826 |
| Year 5 | £16,896 | £7,870 | £25,594 | £0 | £0 | -£16,568 | -£85,394 |
Rent by the room upside
What we verified
2316
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeleasehold
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 26.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,119
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£85,394
Acquisition costs
25% deposit£131,250
Stamp duty£42,500
Refurb£10,764
Legal + survey£3,350
Mortgage + broker£8,875
Cash needed£196,739
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
Len House, Maidstone I Complete Contemporary Living for Residents I Register Your Interest Today for Our Limited Selection of Luxury Apartments!
We are delighted to introduce a limited selection of beautifully appointed apartments within the iconic Len House, offering luxury living within one of Maidstone’s most distinctive historic buildings.
With prices ranging from £525,000 to £795,000, Len House offers a selection of luxury apartments to suit a variety of budgets and li…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice