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Year 5 disposal
BMV -33%
⊞ View all 11
85/ 100
Strong
Strong investment fundamentals.
Why it works
- 12.14% return before costs — above-market
- Priced below market -33% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- Service charge unknown — could swing £100-300/mo
- 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
+£102/mo
Barely breaks even each month
Price vs market
Below market value
-33% vs 12 sold · interior unseen
Return · IRR
2.7%/yr
Modest annualised return
Cash left in
£7K
Stays in after refinancing at value
Price £120KCash to buy £52KReturn before costs on price 12.14%5-yr return on cash 20%Rent est. £1,214 (£1,140–£1,293)
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: £1,140–£1,293/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 £90,000 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
+£102
after mortgage, operating costs & tax
Rent in£1,214/mo gross
£1,167/mo collected · £47/mo lost to voids
Where it goes
£488Mortgage£554Costs
£102/mo left as profit · 9% of rent kept
Mortgage£488
Costs£554
Management£121
Maintenance£67
Insurance£20
CapEx reserve£61
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax£24
Profit+£102
Returns
Return before costs on price12.14%
Cash return on cash2.37%
Gross margin£613
Cash needed£51,564
Monthly profit payback42y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.39
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 | £14,568 | £6,649 | £5,850 | £0 | £393 | £1,676 | £1,676 |
| Year 2 | £15,005 | £6,848 | £5,850 | £0 | £438 | £1,869 | £3,545 |
| Year 3 | £15,455 | £7,054 | £5,850 | £0 | £485 | £2,067 | £5,612 |
| Year 4 | £15,919 | £7,265 | £5,850 | £0 | £533 | £2,271 | £7,882 |
| Year 5 | £16,396 | £7,483 | £5,850 | £0 | £582 | £2,481 | £10,364 |
Disposal gain (gross)-£9,587
CGT£0
Net Disposal proceeds£129,177
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 cohortME15 6QE · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 48.5 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 history40d on market4 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£173,000 in 2016 → £120,000 asking
-30.6%in 10y
- 2016£173,000+38.4% in 6y
- 2010£125,000+31.6% in 5y
- 2005£95,000+59.0% in 2y
- 2003£59,750+53.2% in 7y
- 1996£39,000—
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 — +£102/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 | 12.14% | +£102 | £51,564 | 20.1% | Low | Feasible |
| Housing-benefit rent | 9.03% | -£185 | £51,564 | -10.8% | Med | Feasible |
| Council lease | 9.03% | +£3 | £51,564 | 3.3% | Low | Feasible |
| Refurb & refinance | 12.14% | +£102 | £61,870 | 16.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £143,070 | 1% | 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
+£187/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 12.14% as-is
As-is Rent it out
Monthly profit+£254
Return before costs on price12.14%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costs on price24.00%
Cash needed£57,898
Δ vs Rent it out Monthly profit+£187
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
£40,315–£72,000full refurb + room split
⚠️ Capped at 60% of £120,000 asking (£72,000). Raw model: £58,230–£103,995. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,854–£13,708
- 1 × bathroom£4,673–£8,568
- Rewire£3,271–£5,234
- Replumb£2,617–£4,580
- Windows£7,197–£12,431
- Paint + decor£6,543–£11,122
- Flooring£9,160–£16,357
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£14,568
Section 24 credit£0
Annual tax due£393
Post-tax Monthly profit annual£1,116
Exit costs
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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£10,364
Rates as of Oct 2024
Acquisition costs
£51,564cash neededPurchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£51,564
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
FOR SALE BY ONLINE AUCTION ON TUESDAY 8TH SEPTEMBER
TO REGISTER FOR LEGAL PACKS AND BIDDING INSTRUCTIONS PLEASE VISIT OUR WEBSITE
A two-bedroom first-floor maisonette situated on Old Tovil Road, Maidstone.
The accommodation comprises a private entrance, living room, kitchen, two bedrooms and bathroom. The property offers an excellent opportunity for owner-occupiers, investors or those looking to add value through minor refurbishment.
Conveniently located for Maidstone tow…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
ME15 · same beds + typeMedian nearby: £1,250/mo · 13 of 20 already let+£36 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 · Auction House
About this listing
40 days · RightmovePrice history
5-year price trend
Monthly profit
+£102
Cash needed
£52K
Return after costs
2.37%
IRR
2.74%
Listed 40d ago
71C, OLD TOVIL ROAD, MAIDSTONE, ME15 6QE
✓ Verified address
flat · 2 bed · 1 bath
£120,000
est £1,214 · 12.14% gross
Priced below market
1 / 11
85/100
Strong
Real 12.14% — fundamentals work.
Priced below market -33% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.14% Return before costs — above-market
Price
£120K
33% below sold comps
Return before costs
12.14%
est rent £1,214/monot enough comparablesRange £1,140–£1,293/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £1,140–£1,293/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 £90,000 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
+£102
after mortgage, operating costs & tax
Rent in£1,214/mo gross
£1,167/mo collected · £47/mo lost to voids
Where it goes
£488Mortgage£554Costs
£102/mo left as profit · 9% of rent kept
Mortgage£488
Costs£554
Management£121
Maintenance£67
Insurance£20
CapEx reserve£61
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax£24
Profit+£102
Returns
Return before costs on price12.14%
Cash return on cash2.37%
Gross margin£613
Cash needed£51,564
Monthly profit payback42y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.39
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £14,568 | £6,649 | £5,850 | £0 | £393 | £1,676 | £1,676 |
| Year 2 | £15,005 | £6,848 | £5,850 | £0 | £438 | £1,869 | £3,545 |
| Year 3 | £15,455 | £7,054 | £5,850 | £0 | £485 | £2,067 | £5,612 |
| Year 4 | £15,919 | £7,265 | £5,850 | £0 | £533 | £2,271 | £7,882 |
| Year 5 | £16,396 | £7,483 | £5,850 | £0 | £582 | £2,481 | £10,364 |
Rent by the room upside
What we verified
2407
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
Sale typeGuide price — assume +20-30% in the roomAuction
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£1,170
Annual rental tax£287
CGT yr 5£0 · company level
5y net total£10,364
Acquisition costs
25% deposit£30,000
Stamp duty£6,000
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,800
Cash needed£51,564
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
FOR SALE BY ONLINE AUCTION ON TUESDAY 8TH SEPTEMBER
TO REGISTER FOR LEGAL PACKS AND BIDDING INSTRUCTIONS PLEASE VISIT OUR WEBSITE
A two-bedroom first-floor maisonette situated on Old Tovil Road, Maidstone.
The accommodation comprises a private entrance, living room, kitchen, two bedrooms and bathroom. The property offers an excellent opportunity for owner-occupiers, investors or those looking to add value through minor refurbishment.
Conveniently located for Maidstone tow…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice