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Year 5 disposal
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37/ 100
Weak
7.69% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.69% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (108 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£192/mo — mildly negative — equity build may cover
- -2.4% 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
−£192/mo
You top up £192/mo
Price
£230K
No local sold comps to compare
Return · IRR
-2.4%/yr
Loses money over 5 years
Cash to get in
£89K
Deposit + fees + refurb
Return before costs on price 7.69%5-yr return on cash -6%Rent est. £1,474 (£1,392–£1,561)
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: £1,392–£1,561/mo · n=115
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£8,576–£16,009 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £172,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£192
after mortgage, operating costs & tax
Rent in£1,474/mo gross
£1,417/mo collected · £57/mo lost to voids
Where it goes
£934Mortgage£675Costs
Outgoings exceed rent — you top up £192/mo
Mortgage£934
Costs£675
Management£147
Maintenance£67
Insurance£28
CapEx reserve£74
Voids + council tax£9
Service charge + ground rent£246
Ltd co. accounts£104
Tax—
Shortfall−£192
Returns
Return before costs on price7.69%
Cash return on cash-2.59%
Gross margin£743
Cash needed£88,985
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.52
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 | £17,688 | £8,097 | £11,213 | £0 | £0 | -£1,622 | -£1,622 |
| Year 2 | £18,219 | £8,340 | £11,213 | £0 | £0 | -£1,334 | -£2,956 |
| Year 3 | £18,765 | £8,590 | £11,213 | £0 | £0 | -£1,038 | -£3,993 |
| Year 4 | £19,328 | £8,848 | £11,213 | £0 | £0 | -£732 | -£4,726 |
| Year 5 | £19,908 | £9,113 | £11,213 | £0 | £0 | -£418 | -£5,144 |
Disposal gain (gross)-£9,445
CGT£0
Net Disposal proceeds£247,590
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold108 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
108 yr
Extracted from listing description · verify with solicitor
Tenure & planning108 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 cohortTN1 2FD · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Sussex · 39.5 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 · 2-bath · 754 sqft
£24k–£48k
£ per sqft
building cost only
£32–£63
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,278–£9,802
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,294–£15,834
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history8d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£192,000 in 2011 → £230,000 asking
+19.8%in 15y
- 2011£192,000—
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 — -£192/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 | 7.69% | -£192 | £88,985 | -5.8% | Low | Feasible |
| Housing-benefit rent | 5.59% | -£589 | £88,985 | -32.4% | Med | Feasible |
| Council lease | 5.59% | -£468 | £88,985 | -29.6% | Low | Feasible |
| Refurb & refinance | 7.69% | -£192 | £105,059 | -4.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£445 | £261,609 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA High Weald · cap £1,072/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- High Weald
- LHA monthly cap:
- £1,072
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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
+£16/mo cash flow vs Rent it out if converted to Rent by the room
12.52% Return before costs on price converted vs 7.69% as-is
As-is Rent it out
Monthly profit+£77
Return before costs on price7.69%
Cash needed£69,398
If converted to Rent by the room
Monthly profit+£93
Return before costs on price12.52%
Cash needed£85,398
Δ vs Rent it out Monthly profit+£16
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
£50,000
Range: £42,500 – £60,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£56,576–£101,854full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- Rewire£3,770–£6,032
- Replumb£3,016–£5,278
- Windows£8,294–£14,326
- Paint + decor£7,540–£12,818
- Flooring£10,556–£18,850
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedSt Barnabas CofE VA Primary SchoolPrimary · Voluntary aided school · TN1 2EY
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£17,688
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,302
Exit costs
Projected sale price (5y · 2%/yr growth)£253,939
Capital gain (pre-CGT)£23,939
Sale costs (~2.5%)£6,348
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-£5,144
Rates as of Oct 2024
Acquisition costs
£88,985cash neededPurchase price£230,000
Deposit (25%)£57,500
Stamp duty+5% additional-property surcharge£13,600
Refurb£11,435
Legal + survey£2,000
Mortgage fees£4,450
Total cash neededdeposit + costs (loan covers the rest)£88,985
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A bright and spacious two-bedroom, two-bathroom fourth-floor apartment, offering generous open-plan living, a private covered balcony and allocated parking. Set within the popular Kensington Court development, the property enjoys a convenient location close to Grosvenor & Hilbert Park, Tunbridge Wells town centre and the mainline station.
Location - Kensington Court enjoys an attractive set-back position on Medway Drive, offering a quieter residential setting whilst remainin…
Floor plans
Listing metarightmove · Doorknobs Ltd
About this listing
8 days · RightmovePrice history
5-year price trend
Monthly profit
−£192
Cash needed
£89K
Return after costs
-2.59%
IRR
-2.36%
Listed 8d ago
Medway Road, Tunbridge Wells
flat · 2 bed · 2 bath · 754 sqft
£230,000
est £1,474 · 7.69% gross
Leasehold 108yr
1 / 12
37/100
Marginal
7.69% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.69% Return before costs — above-market
Price
£230K
Return before costs
7.69%
est rent £1,474/monot enough comparablesRange £1,392–£1,561/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: £1,392–£1,561/mo · n=115
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£8,576–£16,009 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £172,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£192
after mortgage, operating costs & tax
Rent in£1,474/mo gross
£1,417/mo collected · £57/mo lost to voids
Where it goes
£934Mortgage£675Costs
Outgoings exceed rent — you top up £192/mo
Mortgage£934
Costs£675
Management£147
Maintenance£67
Insurance£28
CapEx reserve£74
Voids + council tax£9
Service charge + ground rent£246
Ltd co. accounts£104
Tax—
Shortfall−£192
Returns
Return before costs on price7.69%
Cash return on cash-2.59%
Gross margin£743
Cash needed£88,985
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.52
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA High Weald · cap £1,072/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- High Weald
- LHA monthly cap:
- £1,072
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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 | £17,688 | £8,097 | £11,213 | £0 | £0 | -£1,622 | -£1,622 |
| Year 2 | £18,219 | £8,340 | £11,213 | £0 | £0 | -£1,334 | -£2,956 |
| Year 3 | £18,765 | £8,590 | £11,213 | £0 | £0 | -£1,038 | -£3,993 |
| Year 4 | £19,328 | £8,848 | £11,213 | £0 | £0 | -£732 | -£4,726 |
| Year 5 | £19,908 | £9,113 | £11,213 | £0 | £0 | -£418 | -£5,144 |
Rent by the room upside
What we verified
5207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining108 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£2,704.61/yr
Ground rentDoubling clauses kill mortgageability£250/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,243
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,144
Acquisition costs
25% deposit£57,500
Stamp duty£13,600
Refurb£11,435
Legal + survey£2,000
Mortgage + broker£4,450
Cash needed£88,985
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 bright and spacious two-bedroom, two-bathroom fourth-floor apartment, offering generous open-plan living, a private covered balcony and allocated parking. Set within the popular Kensington Court development, the property enjoys a convenient location close to Grosvenor & Hilbert Park, Tunbridge Wells town centre and the mainline station.
Location - Kensington Court enjoys an attractive set-back position on Medway Drive, offering a quieter residential setting whilst remainin…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice