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Year 5 disposal
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47/ 100
Caution
8.67% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.67% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (135 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£169/mo — mildly negative — equity build may cover
- -2.7% 5y IRR — capital outlay disproportionate to returns
- 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
−£169/mo
You top up £169/mo
Price
£175K
Around comparable sold prices
Return · IRR
-2.7%/yr
Loses money over 5 years
Cash to get in
£70K
Deposit + fees + refurb
Return before costs on price 8.67%5-yr return on cash -7%Rent est. £1,264 (£1,199–£1,333)
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: £1,199–£1,333/mo · n=105
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £131,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£169
after mortgage, operating costs & tax
Rent in£1,264/mo gross
£1,215/mo collected · £49/mo lost to voids
Where it goes
£711Mortgage£673Costs
Outgoings exceed rent — you top up £169/mo
Mortgage£711
Costs£673
Management£126
Maintenance£67
Insurance£20
CapEx reserve£63
Voids + council tax£9
Service charge + ground rent£284
Ltd co. accounts£104
Tax—
Shortfall−£169
Returns
Return before costs on price8.67%
Cash return on cash-2.90%
Gross margin£542
Cash needed£69,889
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.71
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 | £15,168 | £8,082 | £8,531 | £0 | £0 | -£1,445 | -£1,445 |
| Year 2 | £15,623 | £8,324 | £8,531 | £0 | £0 | -£1,232 | -£2,677 |
| Year 3 | £16,092 | £8,574 | £8,531 | £0 | £0 | -£1,013 | -£3,691 |
| Year 4 | £16,574 | £8,831 | £8,531 | £0 | £0 | -£788 | -£4,479 |
| Year 5 | £17,072 | £9,096 | £8,531 | £0 | £0 | -£556 | -£5,034 |
Disposal gain (gross)-£9,130
CGT£0
Net Disposal proceeds£188,384
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold135 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
135 yr
Extracted from listing description · verify with solicitor
Tenure & planning135 yr
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
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 cohortME15 6QZ · 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 history113d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£142,500 in 2022 → £175,000 asking
+22.8%in 4y
- 2022£142,500+338.5% in 9y
- 2013£32,500+6.7% in 4y
- 2009£30,473—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£169/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 | 8.67% | -£169 | £69,889 | -7.2% | Low | Feasible |
| Housing-benefit rent | 6.19% | -£523 | £69,889 | -37.6% | Med | Feasible |
| Council lease | 6.19% | -£328 | £69,889 | -26.1% | Low | Feasible |
| Refurb & refinance | 8.67% | -£169 | £82,945 | -6.1% | Med | Feasible |
| Short-stay let / Airbnb | 7.82% | -£556 | £69,889 | -46.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£475 | £201,820 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
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
Local lettings demandby strategyLive area data
Short-stay let36% occupancy
£105/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£154/mo cash flow vs Rent it out if converted to Rent by the room
16.46% Return before costs on price converted vs 8.67% as-is
As-is Rent it out
Monthly profit+£113
Return before costs on price8.67%
Cash needed£55,648
If converted to Rent by the room
Monthly profit+£267
Return before costs on price16.46%
Cash needed£71,648
Δ vs Rent it out Monthly profit+£154
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£15,168
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,028
Exit costs
Projected sale price (5y · 2%/yr growth)£193,214
Capital gain (pre-CGT)£18,214
Sale costs (~2.5%)£4,830
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-£5,034
Rates as of Oct 2024
Acquisition costs
£69,889cash neededPurchase price£175,000
Deposit (25%)£43,750
Stamp duty+5% additional-property surcharge£9,750
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,625
Total cash neededdeposit + costs (loan covers the rest)£69,889
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Located perfectly for riverside walks along the Rver Medway and town centre itself. This third floor apartment has allocated parking and offers spacious accommodation within a quiet location.
Financial Information
Full market value: £190,000
Minimum share: 75%
Share value: £142,50
Monthly Service Charge: £248.30
Homeowner Mgmt charge HBE £ 11.22
Monthly rent (based on 75% share): £118.67
Remaining lease term: 135 years
Room sizes:
• Entrance Hall
• Storage Cupboard
Floor plans
Nearby active comparables20 rentals
Comparable rentals
ME15 · same beds + typeMedian nearby: £1,250/mo · 13 of 20 already let-£14 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
Other deals nearby
ME15 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Wards
About this listing
113 days · RightmovePrice history
5-year price trend
Monthly profit
−£169
Cash needed
£70K
Return after costs
-2.90%
IRR
-2.68%
Listed 113d ago
Clifford Way, Maidstone, Kent
flat · 2 bed · 1 bath
£175,000
est £1,264 · 8.67% gross
Leasehold 135yr
Priced below market
1 / 8
47/100
Caution
8.67% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.67% Return before costs — above-market
Price
£175K
3% below sold comps
Return before costs
8.67%
est rent £1,264/mo105 comps within 1 kmRange £1,199–£1,333/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: £1,199–£1,333/mo · n=105
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £131,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£169
after mortgage, operating costs & tax
Rent in£1,264/mo gross
£1,215/mo collected · £49/mo lost to voids
Where it goes
£711Mortgage£673Costs
Outgoings exceed rent — you top up £169/mo
Mortgage£711
Costs£673
Management£126
Maintenance£67
Insurance£20
CapEx reserve£63
Voids + council tax£9
Service charge + ground rent£284
Ltd co. accounts£104
Tax—
Shortfall−£169
Returns
Return before costs on price8.67%
Cash return on cash-2.90%
Gross margin£542
Cash needed£69,889
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.71
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
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 | £15,168 | £8,082 | £8,531 | £0 | £0 | -£1,445 | -£1,445 |
| Year 2 | £15,623 | £8,324 | £8,531 | £0 | £0 | -£1,232 | -£2,677 |
| Year 3 | £16,092 | £8,574 | £8,531 | £0 | £0 | -£1,013 | -£3,691 |
| Year 4 | £16,574 | £8,831 | £8,531 | £0 | £0 | -£788 | -£4,479 |
| Year 5 | £17,072 | £9,096 | £8,531 | £0 | £0 | -£556 | -£5,034 |
Rent by the room upside
What we verified
3307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining135 yr
HeritageListed building / conservation areaNot stated on the listing
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
Service chargeReduces net yield£3,108/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 26.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,706
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,034
Acquisition costs
25% deposit£43,750
Stamp duty£9,750
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,625
Cash needed£69,889
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 copyRightmove
Located perfectly for riverside walks along the Rver Medway and town centre itself. This third floor apartment has allocated parking and offers spacious accommodation within a quiet location.
Financial Information
Full market value: £190,000
Minimum share: 75%
Share value: £142,50
Monthly Service Charge: £248.30
Homeowner Mgmt charge HBE £ 11.22
Monthly rent (based on 75% share): £118.67
Remaining lease term: 135 years
Room sizes:
• Entrance Hall
• Storage Cupboard
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice