-17.1% 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.
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
−£602/mo
You top up £602/mo
Price vs market
Below market value
-70% vs 12 sold · interior unseen
Return · IRR
-17.1%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £100KCash to buy £45K5-yr return on cash -82%
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% · £24,999
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 £74,996.25 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 history3d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Housing-benefit rent wins — +£53/mo · £650/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%
-£602
£44,963
-82.0%
Low
Feasible
⭐ Housing-benefit rent
10.72%
+£53
£44,963
18.1%
Med
Feasible
Council lease
0.00%
-£597
£44,963
-81.3%
Low
Feasible
Refurb & refinance
0.00%
-£602
£54,269
-67.9%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£191
£121,765
-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
+£1,097/mo cash flow vs Rent it out if converted to Rent by the room
28.80% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£594
Return before costson price0.00%
Cash needed£36,897
If converted to Rent by the room
Monthly profit+£504
Return before costson price28.80%
Cash needed£52,897
Δ vs Rent it outMonthly profit+£1,097
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
£31,964–£59,997full refurb + room split
⚠️ Capped at 60% of £99,995 asking (£59,997). Raw model: £48,390–£90,830. Verify with a surveyor before offering.
What's in this cost
Kitchen£5,707–£11,414
2 × bathroom£7,530–£13,805
Rewire£2,140–£3,745
Replumb£1,605–£3,210
Windows£5,350–£9,631
Paint + decor£3,745–£6,956
Flooring£5,885–£11,236
Comparables
sold within 0.5 mi
Wide · CV 21.3%Med confidence
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 & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
Joy Lane Primary Foundation School
Primary · Foundation school · CT5 4LT
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£7,227/yr kept
Annual gross rent£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£7,227
Exit costs
-£36,864 after CGT
Projected sale price (5y · 2%/yr growth)£110,403
Capital gain (pre-CGT)£10,408
Sale costs (~2.5%)£2,760
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-£36,864
Rates as of Oct 2024
Acquisition costs
£44,963cash needed
Purchase price£99,995
Deposit (25%)£24,999
Stamp duty+5% additional-property surcharge£5,000
Refurb£10,764
Legal + survey£1,700
Mortgage fees£2,500
Total cash neededdeposit + costs (loan covers the rest)£44,963
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This 2025 Carnaby Regis is a beautifully presented holiday home for sale at Alberta Holiday Park in Whitstable, Kent. Measuring 39ft x 13ft, it offers two bedrooms and sleeps up to four people, making it a spacious choice for couples or families looking for a relaxing coastal retreat.
Inside, the holiday home features a light and airy open-plan living area with a stylish country house design, high-end fixtures and fittings, and patio doors that help make the most of the stun…
Priced below market -70% vs 12 nearby sold (last 12 mo)
Price
£100K
70% below sold comps
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% · £24,999
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 £74,996.25 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
£4,875
£0
£0
-£7,227
-£7,227
Year 2
£0
£2,423
£4,875
£0
£0
-£7,298
-£14,525
Year 3
£0
£2,496
£4,875
£0
£0
-£7,371
-£21,896
Year 4
£0
£2,571
£4,875
£0
£0
-£7,445
-£29,341
Year 5
£0
£2,648
£4,875
£0
£0
-£7,523
-£36,864
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
Wide · CV 21.3%Med confidence
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£975
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£36,864
Acquisition costs
£45K
25% deposit£24,999
Stamp duty£5,000
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£2,500
Cash needed£44,963
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
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Description& agent copyRightmove
This 2025 Carnaby Regis is a beautifully presented holiday home for sale at Alberta Holiday Park in Whitstable, Kent. Measuring 39ft x 13ft, it offers two bedrooms and sleeps up to four people, making it a spacious choice for couples or families looking for a relaxing coastal retreat.
Inside, the holiday home features a light and airy open-plan living area with a stylish country house design, high-end fixtures and fittings, and patio doors that help make the most of the stun…