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Year 5 disposal
BMV -5%
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51/ 100
Caution
8.31% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.31% return before costs — above-market
- Priced below market -5% vs 4 nearby sold (last 12 mo) — instant equity
- 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 −£72/mo — mildly negative — equity build may cover
- -0.1% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£72/mo
You top up £72/mo
Price vs market
Below market value
-5% vs 4 sold · interior unseen
Return · IRR
-0.1%/yr
Loses money over 5 years
Cash left in
£105K
Stays in after refinancing at value
Price £180KCash to buy £113KReturn before costs on price 8.31%5-yr return on cash 1%Rent est. £1,246 (£1,172–£1,325)
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: £1,172–£1,325/mo · n=100
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 (£38,881–£72,577 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £135,000 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
-£72
after mortgage, operating costs & tax
Rent in£1,246/mo gross
£1,198/mo collected · £48/mo lost to voids
Where it goes
£731Mortgage£539Costs
Outgoings exceed rent — you top up £72/mo
Mortgage£731
Costs£539
Management£125
Maintenance£67
Insurance£20
CapEx reserve£62
Voids + council tax£7
Service charge + ground rent£154
Ltd co. accounts£104
Tax—
Shortfall−£72
Returns
Return before costs on price8.31%
Cash return on cash-0.76%
Gross margin£659
Cash needed£112,641
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.64
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 | £14,952 | £6,463 | £8,775 | £0 | £0 | -£286 | -£286 |
| Year 2 | £15,401 | £6,657 | £8,775 | £0 | £0 | -£32 | -£318 |
| Year 3 | £15,863 | £6,857 | £8,775 | £0 | £44 | £187 | -£131 |
| Year 4 | £16,338 | £7,063 | £8,775 | £0 | £95 | £406 | £275 |
| Year 5 | £16,829 | £7,275 | £8,775 | £0 | £148 | £631 | £906 |
Disposal gain (gross)-£50,175
CGT£0
Net Disposal proceeds£193,766
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 cohortCT4 5TN · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 86.6 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 · 549 sqft
£17k–£34k
£ per sqft
building cost only
£31–£62
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,843–£7,137
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,039–£11,529
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history5d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£140,000 in 2004 → £180,000 asking
+28.6%in 22y
- 2004£140,000—
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 — -£72/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 | 8.31% | -£72 | £112,641 | 0.8% | Low | Feasible |
| Housing-benefit rent | 5.95% | -£417 | £112,641 | -17.3% | Med | Feasible |
| Council lease | 0.00% | -£1,076 | £112,641 | -58.5% | Low | Feasible |
| Refurb & refinance | 8.31% | -£72 | £142,377 | 0.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£345 | £264,677 | -18% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
+£166/mo cash flow vs Rent it out if converted to Rent by the room
16.00% Return before costs on price converted vs 8.31% as-is
As-is Rent it out
Monthly profit+£85
Return before costs on price8.31%
Cash needed£56,898
If converted to Rent by the room
Monthly profit+£251
Return before costs on price16.00%
Cash needed£72,898
Δ vs Rent it out Monthly profit+£166
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£33,555–£63,415full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,196–£3,843
- Replumb£1,647–£3,294
- Windows£5,490–£9,882
- Paint + decor£3,843–£7,137
- Flooring£6,039–£11,529
Comparables
sold within 0.5 miWide · CV 25.8%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
- Not ratedBridge and Patrixbourne Church of England Primary SchoolPrimary · Voluntary controlled school · CT4 5JX
- Not ratedPetham Primary SchoolPrimary · Academy sponsor led · CT4 5RD
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£14,952
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£861
Exit costs
Projected sale price (5y · 2%/yr growth)£198,735
Capital gain (pre-CGT)£18,735
Sale costs (~2.5%)£4,968
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£906
Rates as of Oct 2024
Acquisition costs
£112,641cash neededPurchase price£180,000
Deposit (25%)£45,000
Stamp duty+5% additional-property surcharge£10,100
Refurb£51,841
Legal + survey£2,000
Mortgage fees£3,700
Total cash neededdeposit + costs (loan covers the rest)£112,641
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
WHAT YOU’LL LOVE
• Renovation Project With Strong Potential • Investment opportunity • The lease is currently being extended to the maximum possible term. • Separate Living Room And Kitchen Layout • Two Well Proportioned Bedrooms • Garage + Driveway • Quiet cul-de-sac setting offering peace and privacy • Being Close To Canterbury Without The Noise • Located in the highly desirable village of Bridge • Easy access into Canterbury with great transport links
Inside, the layout…
Floor plans
Listing metarightmove · TAUK
About this listing
5 days · RightmovePrice history
5-year price trend
Monthly profit
−£72
Cash needed
£113K
Return after costs
-0.76%
IRR
-0.13%
Listed 5d ago
Riverside Close, Canterbury, CT4
flat · 2 bed · 1 bath · 549 sqft
£180,000
est £1,246 · 8.31% gross
Priced below market
1 / 14
51/100
Caution
8.31% — verify the rent + comps locally.
Priced below market -5% vs 4 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.31% Return before costs — above-market
Price
£180K
5% below sold comps
Return before costs
8.31%
est rent £1,246/monot enough comparablesRange £1,172–£1,325/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: £1,172–£1,325/mo · n=100
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 (£38,881–£72,577 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £135,000 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
-£72
after mortgage, operating costs & tax
Rent in£1,246/mo gross
£1,198/mo collected · £48/mo lost to voids
Where it goes
£731Mortgage£539Costs
Outgoings exceed rent — you top up £72/mo
Mortgage£731
Costs£539
Management£125
Maintenance£67
Insurance£20
CapEx reserve£62
Voids + council tax£7
Service charge + ground rent£154
Ltd co. accounts£104
Tax—
Shortfall−£72
Returns
Return before costs on price8.31%
Cash return on cash-0.76%
Gross margin£659
Cash needed£112,641
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.64
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
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 | £14,952 | £6,463 | £8,775 | £0 | £0 | -£286 | -£286 |
| Year 2 | £15,401 | £6,657 | £8,775 | £0 | £0 | -£32 | -£318 |
| Year 3 | £15,863 | £6,857 | £8,775 | £0 | £44 | £187 | -£131 |
| Year 4 | £16,338 | £7,063 | £8,775 | £0 | £95 | £406 | £275 |
| Year 5 | £16,829 | £7,275 | £8,775 | £0 | £148 | £631 | £906 |
Rent by the room upside
What we verified
3307
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
Ground rentDoubling clauses kill mortgageability£50/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 25.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,755
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£906
Acquisition costs
25% deposit£45,000
Stamp duty£10,100
Refurb£51,841
Legal + survey£2,000
Mortgage + broker£3,700
Cash needed£112,641
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
WHAT YOU’LL LOVE
• Renovation Project With Strong Potential • Investment opportunity • The lease is currently being extended to the maximum possible term. • Separate Living Room And Kitchen Layout • Two Well Proportioned Bedrooms • Garage + Driveway • Quiet cul-de-sac setting offering peace and privacy • Being Close To Canterbury Without The Noise • Located in the highly desirable village of Bridge • Easy access into Canterbury with great transport links
Inside, the layout…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice