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Year 5 disposal
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0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Long lease (125 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£1,089/mo — heavily negative — needs monthly capital injection
- 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
−£1K/mo
You top up £1K/mo
Price
£150K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
£57K
Deposit + fees + refurb
5-yr return on cash -118%
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
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% · £37,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,089
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£586Mortgage£503Costs
Outgoings exceed rent — you top up £1,089/mo
Mortgage£586
Costs£503
Maintenance£67
Insurance£20
Voids + council tax£7
Service charge + ground rent£305
Ltd co. accounts£104
Tax—
Shortfall−£1,089
Returns
Return before costs on price0.00%
Cash return on cash-22.85%
Gross margin-£503
Cash needed£57,167
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £6,032 | £7,031 | £0 | £0 | -£13,063 | -£13,063 |
| Year 2 | £0 | £6,213 | £7,031 | £0 | £0 | -£13,244 | -£26,307 |
| Year 3 | £0 | £6,399 | £7,031 | £0 | £0 | -£13,431 | -£39,738 |
| Year 4 | £0 | £6,591 | £7,031 | £0 | £0 | -£13,623 | -£53,361 |
| Year 5 | £0 | £6,789 | £7,031 | £0 | £0 | -£13,820 | -£67,181 |
Disposal gain (gross)-£4,945
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold125 yr
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£637/yr
High ground rent — £637/year
Above the £250 assured-tenancy threshold. Risk of forfeiture proceedings on missed payments. Some lenders cap acceptable ground rent at this level.
Extracted from listing description · verify with solicitor
Tenure & planning125 yr
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
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 cohortCT2 7EH · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 81.7 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
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 history2d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£150,000 in 2025 → £150,000 asking
0.0%in 1y
- 2025£150,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — -£1,082/mo · £7/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£1,089 | £57,167 | -117.5% | Low | Feasible |
| Housing-benefit rent | 0.00% | -£1,095 | £57,167 | -118.2% | Med | Feasible |
| ⭐ Council lease | 0.00% | -£1,082 | £57,167 | -116.8% | Low | Feasible |
| Refurb & refinance | 0.00% | -£1,089 | £67,234 | -99.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£496 | £168,984 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
+£1,135/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£789
Return before costs on price0.00%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£1,135
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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
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
- GoodSt Stephen's Infant SchoolPrimary · Academy converter · CT2 7AB
- GoodThe Archbishop's SchoolSecondary · Foundation school · CT2 7AP
- Not ratedBemixNot applicable · Special post 16 institution · CT2 7FG
- Not ratedUniversity of KentNot applicable · Higher education institutions · CT2 7NZ
- Not ratedSt Stephen's Junior SchoolPrimary · Academy converter · CT2 7AD
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£13,063
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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-£67,181
Rates as of Oct 2024
Acquisition costs
£57,167cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£6,417
Legal + survey£2,000
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£57,167
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
DRAFT PARTICULARS - Awaiting verification from the seller
ONE BEDROOM GROUND FLOOR RETIREMENT APARTMENT
This delightful one bedroom ground floor apartment enjoys a desirable south-westerly facing position and offers deceptively spacious accommodation throughout. Presented in very good order, the apartment is ready for a new owner to make it their own. Conveniently located close to the Owners’ Lounge, main entrance and laundry room, it provides easy access to the development…
Floor plans
Listing metarightmove · Churchill Sales & Lettings
About this listing
2 days · RightmovePrice history
5-year price trend
Monthly profit
−£1,089
Cash needed
£57K
Return after costs
-22.85%
IRR
—
Listed 2d ago
Abbots Lodge, Canterbury, Kent
retirement property · 1 bed · 1 bath
£150,000
Leasehold 125yr
1 / 15
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£1,089/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£150K
Return before costs
—
rent unknown
Bedrooms
1
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Retirement only
Age-restricted resale; limited buyer pool
Run the numbers
What-if calculator
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% · £37,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,089
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£586Mortgage£503Costs
Outgoings exceed rent — you top up £1,089/mo
Mortgage£586
Costs£503
Maintenance£67
Insurance£20
Voids + council tax£7
Service charge + ground rent£305
Ltd co. accounts£104
Tax—
Shortfall−£1,089
Returns
Return before costs on price0.00%
Cash return on cash-22.85%
Gross margin-£503
Cash needed£57,167
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £6,032 | £7,031 | £0 | £0 | -£13,063 | -£13,063 |
| Year 2 | £0 | £6,213 | £7,031 | £0 | £0 | -£13,244 | -£26,307 |
| Year 3 | £0 | £6,399 | £7,031 | £0 | £0 | -£13,431 | -£39,738 |
| Year 4 | £0 | £6,591 | £7,031 | £0 | £0 | -£13,623 | -£53,361 |
| Year 5 | £0 | £6,789 | £7,031 | £0 | £0 | -£13,820 | -£67,181 |
Rent by the room upside
What we verified
3407
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining125 yr
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
Service chargeReduces net yield£3,025.38/yr
Ground rentDoubling clauses kill mortgageability£637.88/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£1,406
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£67,181
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£3,250
Cash needed£57,167
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
DRAFT PARTICULARS - Awaiting verification from the seller
ONE BEDROOM GROUND FLOOR RETIREMENT APARTMENT
This delightful one bedroom ground floor apartment enjoys a desirable south-westerly facing position and offers deceptively spacious accommodation throughout. Presented in very good order, the apartment is ready for a new owner to make it their own. Conveniently located close to the Owners’ Lounge, main entrance and laundry room, it provides easy access to the development…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice