-16.8% 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.
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
−£684/mo
You top up £684/mo
Price
£120K
No local sold comps to compare
Return · IRR
-16.8%/yr
Loses money over 5 years
Cash to get in
£51K
Deposit + fees + refurb
5-yr return on cash -81%
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £29,999
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £89,996.25 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
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 history4d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Housing-benefit rent wins — -£16/mo · £663/mo ahead of Council lease
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
0.00%
-£684
£51,263
-81.4%
Low
Feasible
⭐ Housing-benefit rent
8.93%
-£16
£51,263
8.2%
Med
Feasible
Council lease
0.00%
-£679
£51,263
-80.8%
Low
Feasible
Refurb & refinance
0.00%
-£684
£61,569
-67.8%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£191
£142,765
1%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Canterbury · cap £893/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£1,112/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£672
Return before costson price0.00%
Cash needed£41,897
If converted to Rent by the room
Monthly profit+£441
Return before costson price24.00%
Cash needed£57,897
Δ vs Rent it outMonthly profit+£1,112
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
£38,357–£71,997full refurb + room split
⚠️ Capped at 60% of £119,995 asking (£71,997). Raw model: £48,390–£90,830. Verify with a surveyor before offering.
What's in this cost
Kitchen£6,849–£13,697
2 × bathroom£9,036–£16,567
Rewire£2,568–£4,494
Replumb£1,926–£3,852
Windows£6,421–£11,557
Paint + decor£4,494–£8,347
Flooring£7,063–£13,483
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & area intelligence
Transport 90 / 100
Loading map…
Transport score90 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
St Mary's Catholic Primary School, Whitstable
Primary · Academy converter · CT5 2EY
Not rated
Swalecliffe Community Primary School
Primary · Foundation school · CT5 2PH
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£8,202/yr kept
Annual gross rent£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£8,202
Exit costs
-£41,739 after CGT
Projected sale price (5y · 2%/yr growth)£132,484
Capital gain (pre-CGT)£12,489
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 profitafter CGT-£41,739
Rates as of Oct 2024
Acquisition costs
£51,263cash needed
Purchase price£119,995
Deposit (25%)£29,999
Stamp duty+5% additional-property surcharge£6,000
Refurb£10,764
Legal + survey£1,700
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£51,263
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Discover the 2023 Pemberton Abingdon, a spacious 42ft x 13ft, 2-bedroom holiday caravan sleeping up to 6, now available at Seaview Holiday Park in Whitstable. Light, airy and generously proportioned, it features a welcoming open-plan living area, creating a comfortable setting for relaxing coastal breaks with family and friends.
The fully integrated kitchen includes a cooker, fridge freezer and microwave, alongside a dining table and chairs for easy family meals. Both bedroo…
Monthly profit −£684/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£120K
Return before costs
—
rent unknown
Bedrooms
2
2 bath
Energy rating
—
Energy rating
Deal flags1 issue
Park home
Not mortgageable; depreciating asset
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £29,999
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £89,996.25 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Canterbury · cap £893/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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
£0
£2,353
£5,850
£0
£0
-£8,202
-£8,202
Year 2
£0
£2,423
£5,850
£0
£0
-£8,273
-£16,475
Year 3
£0
£2,496
£5,850
£0
£0
-£8,346
-£24,821
Year 4
£0
£2,571
£5,850
£0
£0
-£8,420
-£33,241
Year 5
£0
£2,648
£5,850
£0
£0
-£8,498
-£41,739
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
2208
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeUnknown
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 90/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,170
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£41,739
Acquisition costs
£51K
25% deposit£29,999
Stamp duty£6,000
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£2,800
Cash needed£51,263
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
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Description& agent copyRightmove
Discover the 2023 Pemberton Abingdon, a spacious 42ft x 13ft, 2-bedroom holiday caravan sleeping up to 6, now available at Seaview Holiday Park in Whitstable. Light, airy and generously proportioned, it features a welcoming open-plan living area, creating a comfortable setting for relaxing coastal breaks with family and friends.
The fully integrated kitchen includes a cooker, fridge freezer and microwave, alongside a dining table and chairs for easy family meals. Both bedroo…