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Year 5 disposal
BMV -20%
⊞ View all 20
14/ 100
Weak
5.57% return before costs — verify the rent + comps locally.
Why it works
- Priced below market -20% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£351/mo — significantly negative — real recurring drain
- -2.9% 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
−£351/mo
You top up £351/mo
Price vs market
Below market value
-20% vs 12 sold · interior unseen
Return · IRR
-2.9%/yr
Loses money over 5 years
Cash left in
£92K
Stays in after refinancing at value
Price £450KCash to buy £174KReturn before costs on price 5.57%5-yr return on cash -6%Rent est. £2,089 (£1,947–£2,241)
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: £1,947–£2,241/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£12,558–£23,442 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 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
-£351
after mortgage, operating costs & tax
Rent in£2,089/mo gross
£2,009/mo collected · £80/mo lost to voids
Where it goes
£1,828Mortgage£532Costs
Outgoings exceed rent — you top up £351/mo
Mortgage£1,828
Costs£532
Management£209
Maintenance£67
Insurance£40
CapEx reserve£104
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£351
Returns
Return before costs on price5.57%
Cash return on cash-2.42%
Gross margin£1,477
Cash needed£174,144
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.10
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 | £25,068 | £6,383 | £21,938 | £0 | £0 | -£3,253 | -£3,253 |
| Year 2 | £25,820 | £6,575 | £21,938 | £0 | £0 | -£2,692 | -£5,945 |
| Year 3 | £26,595 | £6,772 | £21,938 | £0 | £0 | -£2,115 | -£8,060 |
| Year 4 | £27,392 | £6,975 | £21,938 | £0 | £0 | -£1,520 | -£9,580 |
| Year 5 | £28,214 | £7,184 | £21,938 | £0 | £0 | -£908 | -£10,487 |
Disposal gain (gross)-£19,479
CGT£0
Net Disposal proceeds£484,415
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 cohortBR2 8EN · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 16.2 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 · 945 sqft · London ×1.4
£32k–£60k
£ per sqft
building cost only
£33–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£9,450–£17,010
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,230–£24,570
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 history101d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£384,000 in 2022 → £450,000 asking
+17.2%in 4y
- 2022£384,000—
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 — -£351/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 | 5.57% | -£351 | £174,144 | -6.0% | Low | Feasible |
| Housing-benefit rent | 3.46% | -£1,078 | £174,144 | -31.9% | Med | Feasible |
| Council lease | 0.00% | -£2,039 | £174,144 | -70.7% | Low | Feasible |
| Refurb & refinance | 5.57% | -£351 | £203,342 | -5.2% | Med | Feasible |
| Short-stay let / Airbnb | 2.98% | -£1,508 | £174,144 | -51.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£211 | £510,592 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
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
Local lettings demandby strategyLive area data
Short-stay let25% occupancy
£149/night ADR
Based on 4 short-let comps nearby
Rent by the room conversion upside
-£480/mo cash flow vs Rent it out if converted to Rent by the room
6.40% Return before costs on price converted vs 5.57% as-is
As-is Rent it out
Monthly profit-£265
Return before costs on price5.57%
Cash needed£124,398
If converted to Rent by the room
Monthly profit-£745
Return before costs on price6.40%
Cash needed£140,398
Δ vs Rent it out Monthly profit-£480
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
£59,220–£110,625full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£4,725–£8,505
- Replumb£3,780–£7,560
- Windows£10,395–£18,900
- Paint + decor£9,450–£17,010
- Flooring£13,230–£24,570
Comparables
sold within 0.5 miWide · CV 23.9%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
- Not ratedLondon South East Colleges16 plus · Further education · BR2 8HE
- Not ratedTLC The Learning CentreNot applicable · Other independent special school · BR2 8LD
- Not ratedSouthborough Primary SchoolPrimary · Academy converter · BR2 8AA
- Not ratedTrinity Church of England Primary SchoolPrimary · Academy sponsor led · BR2 8LD
- Not ratedBishop Justus CofE SchoolSecondary · Academy converter · BR2 8HZ
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£25,068
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,217
Exit costs
Projected sale price (5y · 2%/yr growth)£496,836
Capital gain (pre-CGT)£46,836
Sale costs (~2.5%)£12,421
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-£10,487
Rates as of Oct 2024
Acquisition costs
£174,144cash neededPurchase price£450,000
Deposit (25%)£112,500
Stamp duty+5% additional-property surcharge£35,000
Refurb£16,744
Legal + survey£2,150
Mortgage fees£7,750
Total cash neededdeposit + costs (loan covers the rest)£174,144
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This two bedroom end of terrace property needs to be viewed internally for the quality of accommodation to be fully appreciated. The property comprises, to the ground floor a porch, light and bright reception room, a large understairs cupboard, which was previously a downstairs WC and the plumbing remains if the new owners wish to re-instate. The well appointed kitchen overlooks the secluded rear garden, whilst upstairs, we find two good sized bedrooms and family bathroom. Ad…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
BR2 · same beds + typeMedian nearby: £1,850/mo-£239 vs our est
- Recreation Road, Shortlands, Bromley,…2b£1,850/moMay 2026
Listing metarightmove · Edmund Estate Agents
About this listing
101 days · RightmovePrice history
5-year price trend
Monthly profit
−£351
Cash needed
£174K
Return after costs
-2.42%
IRR
-2.85%
Listed 101d ago
Sunray Avenue, Bromley
semi-detached · 2 bed · 1 bath
£450,000
est £2,089 · 5.57% gross
Priced below market
1 / 20
14/100
Marginal
5.57% — verify the rent + comps locally.
Priced below market -20% vs 12 nearby sold (last 12 mo)
Price
£450K
20% below sold comps
Return before costs
5.57%
est rent £2,089/monot enough comparablesRange £1,947–£2,241/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: £1,947–£2,241/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£12,558–£23,442 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 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
-£351
after mortgage, operating costs & tax
Rent in£2,089/mo gross
£2,009/mo collected · £80/mo lost to voids
Where it goes
£1,828Mortgage£532Costs
Outgoings exceed rent — you top up £351/mo
Mortgage£1,828
Costs£532
Management£209
Maintenance£67
Insurance£40
CapEx reserve£104
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£351
Returns
Return before costs on price5.57%
Cash return on cash-2.42%
Gross margin£1,477
Cash needed£174,144
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.10
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
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 | £25,068 | £6,383 | £21,938 | £0 | £0 | -£3,253 | -£3,253 |
| Year 2 | £25,820 | £6,575 | £21,938 | £0 | £0 | -£2,692 | -£5,945 |
| Year 3 | £26,595 | £6,772 | £21,938 | £0 | £0 | -£2,115 | -£8,060 |
| Year 4 | £27,392 | £6,975 | £21,938 | £0 | £0 | -£1,520 | -£9,580 |
| Year 5 | £28,214 | £7,184 | £21,938 | £0 | £0 | -£908 | -£10,487 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
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
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 23.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,388
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,487
Acquisition costs
25% deposit£112,500
Stamp duty£35,000
Refurb£16,744
Legal + survey£2,150
Mortgage + broker£7,750
Cash needed£174,144
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
This two bedroom end of terrace property needs to be viewed internally for the quality of accommodation to be fully appreciated. The property comprises, to the ground floor a porch, light and bright reception room, a large understairs cupboard, which was previously a downstairs WC and the plumbing remains if the new owners wish to re-instate. The well appointed kitchen overlooks the secluded rear garden, whilst upstairs, we find two good sized bedrooms and family bathroom. Ad…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice