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Year 5 disposal
⊞ View all 10
30/ 100
Weak
7.95% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.95% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£305/mo — significantly negative — real recurring drain
- -4.8% 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
−£305/mo
You top up £305/mo
Price
£190K
No local sold comps to compare
Return · IRR
-4.8%/yr
Loses money over 5 years
Cash to get in
£75K
Deposit + fees + refurb
Return before costs on price 7.95%5-yr return on cash -18%Rent est. £1,259 (£1,172–£1,352)
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–£1,352/mo · n=106
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£8,343–£15,574 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £142,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£305
after mortgage, operating costs & tax
Rent in£1,259/mo gross
£1,211/mo collected · £48/mo lost to voids
Where it goes
£772Mortgage£743Costs
Outgoings exceed rent — you top up £305/mo
Mortgage£772
Costs£743
Management£126
Maintenance£67
Insurance£20
CapEx reserve£63
Voids + council tax£8
Service charge + ground rent£355
Ltd co. accounts£104
Tax—
Shortfall−£305
Returns
Return before costs on price7.95%
Cash return on cash-4.86%
Gross margin£467
Cash needed£75,274
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.57
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 | £15,108 | £8,921 | £9,263 | £0 | £0 | -£3,076 | -£3,076 |
| Year 2 | £15,561 | £9,189 | £9,263 | £0 | £0 | -£2,890 | -£5,966 |
| Year 3 | £16,028 | £9,465 | £9,263 | £0 | £0 | -£2,699 | -£8,665 |
| Year 4 | £16,509 | £9,748 | £9,263 | £0 | £0 | -£2,502 | -£11,167 |
| Year 5 | £17,004 | £10,041 | £9,263 | £0 | £0 | -£2,299 | -£13,466 |
Disposal gain (gross)-£9,393
CGT£0
Net Disposal proceeds£204,531
What we verified
What we verified
24052 ok · 4 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortCT1 3EE · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 83.8 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 · 729 sqft
£24k–£47k
£ per sqft
building cost only
£32–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,103–£9,477
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,019–£15,309
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history3d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£218,000 in 2016 → £190,000 asking
-12.8%in 10y
- 2016£218,000—
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 — -£305/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 | 7.95% | -£305 | £75,274 | -17.9% | Low | Feasible |
| Housing-benefit rent | 5.64% | -£662 | £75,274 | -46.4% | Med | Feasible |
| Council lease | 0.00% | -£1,318 | £75,274 | -107.8% | Low | Feasible |
| Refurb & refinance | 7.95% | -£305 | £89,224 | -15.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£546 | £218,374 | 3% | 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
+£157/mo cash flow vs Rent it out if converted to Rent by the room
15.16% Return before costs on price converted vs 7.95% as-is
As-is Rent it out
Monthly profit+£62
Return before costs on price7.95%
Cash needed£59,398
If converted to Rent by the room
Monthly profit+£219
Return before costs on price15.16%
Cash needed£75,398
Δ vs Rent it out Monthly profit+£157
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
£45,555–£85,565full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£2,916–£5,103
- Replumb£2,187–£4,374
- Windows£7,290–£13,122
- Paint + decor£5,103–£9,477
- Flooring£8,019–£15,309
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£15,108
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,657
Exit costs
Projected sale price (5y · 2%/yr growth)£209,775
Capital gain (pre-CGT)£19,775
Sale costs (~2.5%)£5,244
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-£13,466
Rates as of Oct 2024
Acquisition costs
£75,274cash neededPurchase price£190,000
Deposit (25%)£47,500
Stamp duty+5% additional-property surcharge£10,800
Refurb£11,124
Legal + survey£2,000
Mortgage fees£3,850
Total cash neededdeposit + costs (loan covers the rest)£75,274
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
GUIDE PRICE £190,000 - £200,000
OFFERED CHAIN FREE
Located in Copperfield Court, this well-presented two-bedroom purpose-built apartment is ideally situated just a short walk from the city centre and benefits from excellent transport links to London, this property also has parking which is highly sought in this location.
The property offers spacious and practical accommodation throughout, making it an ideal purchase for professionals, first-time buyers or investors looking…
Floor plans
Listing metarightmove · Miles & Barr
About this listing
3 days · RightmovePrice history
5-year price trend
Monthly profit
−£305
Cash needed
£75K
Return after costs
-4.86%
IRR
-4.76%
Listed 3d ago
New Dover Road, Canterbury, Kent, CT1
flat · 2 bed · 2 bath · 729 sqft
£190,000
est £1,259 · 7.95% gross
Chain freeEPC D
1 / 10
30/100
Marginal
7.95% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.95% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£190K
Return before costs
7.95%
est rent £1,259/monot enough comparablesRange £1,172–£1,352/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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–£1,352/mo · n=106
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£8,343–£15,574 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £142,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£305
after mortgage, operating costs & tax
Rent in£1,259/mo gross
£1,211/mo collected · £48/mo lost to voids
Where it goes
£772Mortgage£743Costs
Outgoings exceed rent — you top up £305/mo
Mortgage£772
Costs£743
Management£126
Maintenance£67
Insurance£20
CapEx reserve£63
Voids + council tax£8
Service charge + ground rent£355
Ltd co. accounts£104
Tax—
Shortfall−£305
Returns
Return before costs on price7.95%
Cash return on cash-4.86%
Gross margin£467
Cash needed£75,274
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.57
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 | £15,108 | £8,921 | £9,263 | £0 | £0 | -£3,076 | -£3,076 |
| Year 2 | £15,561 | £9,189 | £9,263 | £0 | £0 | -£2,890 | -£5,966 |
| Year 3 | £16,028 | £9,465 | £9,263 | £0 | £0 | -£2,699 | -£8,665 |
| Year 4 | £16,509 | £9,748 | £9,263 | £0 | £0 | -£2,502 | -£11,167 |
| Year 5 | £17,004 | £10,041 | £9,263 | £0 | £0 | -£2,299 | -£13,466 |
Rent by the room upside
What we verified
3506
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▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£3,900/yr
Ground rentDoubling clauses kill mortgageability£359.89/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£1,853
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£13,466
Acquisition costs
25% deposit£47,500
Stamp duty£10,800
Refurb£11,124
Legal + survey£2,000
Mortgage + broker£3,850
Cash needed£75,274
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
GUIDE PRICE £190,000 - £200,000
OFFERED CHAIN FREE
Located in Copperfield Court, this well-presented two-bedroom purpose-built apartment is ideally situated just a short walk from the city centre and benefits from excellent transport links to London, this property also has parking which is highly sought in this location.
The property offers spacious and practical accommodation throughout, making it an ideal purchase for professionals, first-time buyers or investors looking…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice