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Year 5 disposal
⊞ View all 9
16/ 100
Weak
6.60% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£272/mo — significantly negative — real recurring drain
- -3.8% 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
−£272/mo
You top up £272/mo
Price
£220K
No local sold comps to compare
Return · IRR
-3.8%/yr
Loses money over 5 years
Cash to get in
£84K
Deposit + fees + refurb
Return before costs on price 6.60%5-yr return on cash -13%Rent est. £1,210 (£1,164–£1,258)
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: £1,164–£1,258/mo · n=28
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£7,085–£13,226 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £165,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£272
after mortgage, operating costs & tax
Rent in£1,210/mo gross
£1,163/mo collected · £47/mo lost to voids
Where it goes
£894Mortgage£542Costs
Outgoings exceed rent — you top up £272/mo
Mortgage£894
Costs£542
Management£121
Maintenance£67
Insurance£28
CapEx reserve£61
Voids + council tax£7
Service charge + ground rent£154
Ltd co. accounts£104
Tax—
Shortfall−£272
Returns
Return before costs on price6.60%
Cash return on cash-3.91%
Gross margin£621
Cash needed£83,647
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.30
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 | £14,520 | £6,506 | £10,725 | £0 | £0 | -£2,710 | -£2,710 |
| Year 2 | £14,956 | £6,701 | £10,725 | £0 | £0 | -£2,470 | -£5,181 |
| Year 3 | £15,404 | £6,902 | £10,725 | £0 | £0 | -£2,222 | -£7,403 |
| Year 4 | £15,866 | £7,109 | £10,725 | £0 | £0 | -£1,967 | -£9,370 |
| Year 5 | £16,342 | £7,322 | £10,725 | £0 | £0 | -£1,705 | -£11,075 |
Disposal gain (gross)-£7,522
CGT£0
Net Disposal proceeds£236,825
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 3RG · 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 · 594 sqft
£21k–£42k
£ per sqft
building cost only
£36–£71
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£4,158–£7,722
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,534–£12,474
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history4d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£179,995 in 2020 → £220,000 asking
+22.2%in 6y
- 2020£179,995+2.9% in 6y
- 2014£175,000+9.4% in 8y
- 2006£160,000—
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 — -£272/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 | 6.60% | -£272 | £83,647 | -13.2% | Low | Feasible |
| Housing-benefit rent | 4.87% | -£589 | £83,647 | -35.7% | Med | Feasible |
| Council lease | 0.00% | -£1,247 | £83,647 | -91.0% | Low | Feasible |
| Refurb & refinance | 6.60% | -£272 | £98,426 | -11.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£353 | £248,126 | 5% | 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
+£205/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 6.60% as-is
As-is Rent it out
Monthly profit-£80
Return before costs on price6.60%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit+£205
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
£40,830–£76,790full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£2,376–£4,158
- Replumb£1,782–£3,564
- Windows£5,940–£10,692
- Paint + decor£4,158–£7,722
- Flooring£6,534–£12,474
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
Canterbury and surrounding area. Dated 25.02.2015 effective 25.02.2016
≈0.0% within 100 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodThe Orchard SchoolNot applicable · Foundation special school · CT1 3QQ
- Not ratedNewingate SchoolNot applicable · Other independent special school · CT1 3DT
- Not ratedSt Nicholas' SchoolNot applicable · Community special school · CT1 3JJ
- Not ratedThe Worthgate SchoolNot applicable · Other independent school · CT1 3LQ
- Not ratedWincheap Foundation Primary SchoolPrimary · Foundation school · CT1 3SD
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£14,520
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,269
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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-£11,075
Rates as of Oct 2024
Acquisition costs
£83,647cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£9,447
Legal + survey£2,000
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£83,647
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A Light And Airy Two Bedroom Apartment In A Convenient Homersham Location
A well presented and light two bedroom top floor apartment, offering spacious and practical accommodation throughout and benefiting from allocated parking to the rear.
The property is approached via an L-shaped entrance hallway, providing access to all of the main rooms and creating a good sense of separation between the living and bedroom accommodation.
The main living space is a generous lounge/din…
Floor plans
Listing metarightmove · Miles & Barr
About this listing
4 days · RightmovePrice history
5-year price trend
Monthly profit
−£272
Cash needed
£84K
Return after costs
-3.91%
IRR
-3.81%
Listed 4d ago
Homersham, Canterbury, Kent, CT1
flat · 2 bed · 2 bath · 594 sqft
£220,000
est £1,210 · 6.60% gross
EPC C
1 / 9
16/100
Marginal
6.60% — verify the rent + comps locally.
6.60% Return before costs — around the area average for this property type.
Monthly profit −£272/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£220K
Return before costs
6.60%
est rent £1,210/monot enough comparablesRange £1,164–£1,258/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
C
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: £1,164–£1,258/mo · n=28
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£7,085–£13,226 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £165,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£272
after mortgage, operating costs & tax
Rent in£1,210/mo gross
£1,163/mo collected · £47/mo lost to voids
Where it goes
£894Mortgage£542Costs
Outgoings exceed rent — you top up £272/mo
Mortgage£894
Costs£542
Management£121
Maintenance£67
Insurance£28
CapEx reserve£61
Voids + council tax£7
Service charge + ground rent£154
Ltd co. accounts£104
Tax—
Shortfall−£272
Returns
Return before costs on price6.60%
Cash return on cash-3.91%
Gross margin£621
Cash needed£83,647
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.30
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £14,520 | £6,506 | £10,725 | £0 | £0 | -£2,710 | -£2,710 |
| Year 2 | £14,956 | £6,701 | £10,725 | £0 | £0 | -£2,470 | -£5,181 |
| Year 3 | £15,404 | £6,902 | £10,725 | £0 | £0 | -£2,222 | -£7,403 |
| Year 4 | £15,866 | £7,109 | £10,725 | £0 | £0 | -£1,967 | -£9,370 |
| Year 5 | £16,342 | £7,322 | £10,725 | £0 | £0 | -£1,705 | -£11,075 |
Rent by the room upside
What we verified
5306
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▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£1,644/yr
Ground rentDoubling clauses kill mortgageability£200/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£2,145
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£11,075
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£9,447
Legal + survey£2,000
Mortgage + broker£4,300
Cash needed£83,647
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 Light And Airy Two Bedroom Apartment In A Convenient Homersham Location
A well presented and light two bedroom top floor apartment, offering spacious and practical accommodation throughout and benefiting from allocated parking to the rear.
The property is approached via an L-shaped entrance hallway, providing access to all of the main rooms and creating a good sense of separation between the living and bedroom accommodation.
The main living space is a generous lounge/din…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice