Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 11
50/ 100
Caution
8.96% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.96% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£25/mo — mildly negative — equity build may cover
- -0.2% 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
−£25/mo
You top up £25/mo
Price
£175K
No local sold comps to compare
Return · IRR
-0.2%/yr
Loses money over 5 years
Cash to get in
£70K
Deposit + fees + refurb
Return before costs on price 8.96%5-yr return on cash 5%Rent est. £1,307 (£1,208–£1,414)
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: £1,208–£1,414/mo · n=110
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
-£25
after mortgage, operating costs & tax
Rent in£1,307/mo gross
£1,257/mo collected · £50/mo lost to voids
Where it goes
£711Mortgage£571Costs
Outgoings exceed rent — you top up £25/mo
Mortgage£711
Costs£571
Management£131
Maintenance£67
Insurance£20
CapEx reserve£65
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£25
Returns
Return before costs on price8.96%
Cash return on cash-0.43%
Gross margin£686
Cash needed£69,889
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.77
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 | £15,684 | £6,848 | £8,531 | £0 | £58 | £247 | £247 |
| Year 2 | £16,155 | £7,053 | £8,531 | £0 | £108 | £462 | £709 |
| Year 3 | £16,639 | £7,265 | £8,531 | £0 | £160 | £683 | £1,393 |
| Year 4 | £17,138 | £7,483 | £8,531 | £0 | £214 | £911 | £2,303 |
| Year 5 | £17,652 | £7,707 | £8,531 | £0 | £269 | £1,145 | £3,448 |
Disposal gain (gross)-£9,130
CGT£0
Net Disposal proceeds£188,384
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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 cohortCT1 2RT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 81.9 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history88d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£219,000 in 2018 → £175,000 asking
-20.1%in 8y
- 2018£219,000+41.3% in 9y
- 2009£155,000—
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 — -£25/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 | 8.96% | -£25 | £69,889 | 4.9% | Low | Feasible |
| Housing-benefit rent | 6.12% | -£421 | £69,889 | -28.4% | Med | Feasible |
| Council lease | 0.00% | -£1,077 | £69,889 | -94.4% | Low | Feasible |
| Refurb & refinance | 8.96% | -£25 | £82,945 | 4.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £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 Canterbury · cap £893/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Canterbury
- LHA monthly cap:
- £893
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
+£126/mo cash flow vs Rent it out if converted to Rent by the room
16.46% Return before costs on price converted vs 8.96% as-is
As-is Rent it out
Monthly profit+£141
Return before costs on price8.96%
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+£126
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 82% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 87% (15 decisions)
≈0.0% within 100 m vs 10% policy
£48,390–£90,830full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Canterbury and surrounding area. Dated 25.02.2015 effective 25.02.2016
≈0.0% within 100 m vs 10% policy
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedHaven NookNot applicable · Other independent special school · CT1 2QD
- Not ratedThe King's School CanterburyNot applicable · Other independent school · CT1 2ES
- Not ratedSt Peter's Methodist Primary SchoolPrimary · Voluntary controlled school · CT1 2DH
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£15,684
Section 24 credit£0
Annual tax due£58
Post-tax Monthly profit annual-£356
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£3,448
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
A spacious and attractive two double bedroom apartment, ideally situated on the popular St. Andrew Close development, just a short walk from the city centre and both Canterbury West and East railway stations. Positioned on the second floor, the property offers well-presented and generously proportioned accommodation throughout and has lovely views over trees from both bedrooms. Accessed via well-maintained communal areas, stairs lead to the second floor where you enter the…
Floor plans
Listing metarightmove · Godwin Curtis Ltd
About this listing
88 days · RightmovePrice history
5-year price trend
Monthly profit
−£25
Cash needed
£70K
Return after costs
-0.43%
IRR
-0.16%
Listed 88d ago
St Andrews Close, Canterbury
flat · 2 bed · 2 bath
£175,000
est £1,307 · 8.96% gross
1 / 11
50/100
Caution
8.96% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.96% Return before costs — above-market
Price
£175K
Return before costs
8.96%
est rent £1,307/mo110 comps within 500 mRange £1,208–£1,414/mo (Q1–Q3)
Bedrooms
2
2 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: £1,208–£1,414/mo · n=110
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
-£25
after mortgage, operating costs & tax
Rent in£1,307/mo gross
£1,257/mo collected · £50/mo lost to voids
Where it goes
£711Mortgage£571Costs
Outgoings exceed rent — you top up £25/mo
Mortgage£711
Costs£571
Management£131
Maintenance£67
Insurance£20
CapEx reserve£65
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£25
Returns
Return before costs on price8.96%
Cash return on cash-0.43%
Gross margin£686
Cash needed£69,889
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.77
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 Canterbury · cap £893/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Canterbury
- LHA monthly cap:
- £893
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 | £15,684 | £6,848 | £8,531 | £0 | £58 | £247 | £247 |
| Year 2 | £16,155 | £7,053 | £8,531 | £0 | £108 | £462 | £709 |
| Year 3 | £16,639 | £7,265 | £8,531 | £0 | £160 | £683 | £1,393 |
| Year 4 | £17,138 | £7,483 | £8,531 | £0 | £214 | £911 | £2,303 |
| Year 5 | £17,652 | £7,707 | £8,531 | £0 | £269 | £1,145 | £3,448 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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 miLoading 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£3,448
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
A spacious and attractive two double bedroom apartment, ideally situated on the popular St. Andrew Close development, just a short walk from the city centre and both Canterbury West and East railway stations. Positioned on the second floor, the property offers well-presented and generously proportioned accommodation throughout and has lovely views over trees from both bedrooms. Accessed via well-maintained communal areas, stairs lead to the second floor where you enter the…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice