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Year 5 disposal
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7/ 100
Weak
5.73% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£436/mo — significantly negative — real recurring drain
- -6.9% 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
−£436/mo
You top up £436/mo
Price
£228K
No local sold comps to compare
Return · IRR
-6.9%/yr
Loses money over 5 years
Cash to get in
£78K
Deposit + fees + refurb
Return before costs on price 5.73%5-yr return on cash -28%Rent est. £1,088 (£973–£1,217)
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: £973–£1,217/mo · n=28
Financing
DepositYour cash in — the rest is the mortgage25% · £56,999
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £170,996.25 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
-£436
after mortgage, operating costs & tax
Rent in£1,088/mo gross
£1,046/mo collected · £42/mo lost to voids
Where it goes
£926Mortgage£556Costs
Outgoings exceed rent — you top up £436/mo
Mortgage£926
Costs£556
Management£109
Maintenance£67
Insurance£28
CapEx reserve£54
Voids + council tax£6
Service charge + ground rent£188
Ltd co. accounts£104
Tax—
Shortfall−£436
Returns
Return before costs on price5.73%
Cash return on cash-6.69%
Gross margin£490
Cash needed£78,229
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.13
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 | £13,056 | £6,672 | £11,115 | £0 | £0 | -£4,731 | -£4,731 |
| Year 2 | £13,448 | £6,873 | £11,115 | £0 | £0 | -£4,540 | -£9,271 |
| Year 3 | £13,851 | £7,079 | £11,115 | £0 | £0 | -£4,342 | -£13,613 |
| Year 4 | £14,267 | £7,291 | £11,115 | £0 | £0 | -£4,139 | -£17,752 |
| Year 5 | £14,695 | £7,510 | £11,115 | £0 | £0 | -£3,930 | -£21,682 |
Disposal gain (gross)£627
CGT£119
Net Disposal proceeds£245,313
What we verified
What we verified
14061 ok · 4 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortCT20 3EF · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Sussex · 88.9 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 · 1-bath · 758 sqft
£21k–£41k
£ per sqft
building cost only
£27–£54
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,306–£9,854
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,338–£15,918
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history1d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£170,000 in 2012 → £227,995 asking
+34.1%in 14y
- 2012£170,000+6.9% in 7y
- 2005£159,000+92.7% in 5y
- 2000£82,500—
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 — -£436/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 | 5.73% | -£436 | £78,229 | -27.7% | Low | Feasible |
| Housing-benefit rent | 3.65% | -£803 | £78,229 | -56.7% | Med | Feasible |
| Council lease | 3.65% | -£655 | £78,229 | -49.0% | Low | Feasible |
| Refurb & refinance | 5.73% | -£436 | £90,169 | -24.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£387 | £245,345 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Dover-Shepway · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dover-Shepway
- LHA monthly cap:
- £693
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- Management:
- management covered by council
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
+£310/mo cash flow vs Rent it out if converted to Rent by the room
12.63% Return before costs on price converted vs 5.73% as-is
As-is Rent it out
Monthly profit-£211
Return before costs on price5.73%
Cash needed£68,897
If converted to Rent by the room
Monthly profit+£99
Return before costs on price12.63%
Cash needed£84,897
Δ vs Rent it out Monthly profit+£310
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£40,870–£77,000full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,032–£5,306
- Replumb£2,274–£4,548
- Windows£7,580–£13,644
- Paint + decor£5,306–£9,854
- Flooring£8,338–£15,918
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
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodSandgate Primary SchoolPrimary · Community school · CT20 3QU
- GoodThe Folkestone School for GirlsSecondary · Academy converter · CT20 3RB
- Not ratedCheriton Primary SchoolPrimary · Foundation school · CT20 3EP
- Not ratedFolkestone, St Martin's Church of England Primary SchoolPrimary · Voluntary controlled school · CT20 3JJ
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£13,056
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,233
Exit costs
Projected sale price (5y · 2%/yr growth)£251,725
Capital gain (pre-CGT)£23,730
Sale costs (~2.5%)£6,293
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-£21,682
Rates as of Oct 2024
Acquisition costs
£78,229cash neededPurchase price£227,995
Deposit (25%)£56,999
Stamp duty+5% additional-property surcharge£13,460
Refurb£1,350
Legal + survey£2,000
Mortgage fees£4,420
Total cash neededdeposit + costs (loan covers the rest)£78,229
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Plot 929 | Kingswell Court | Shorncliffe Heights
Kingswell Court is a brand new collection of 2-bedroom apartments within Burgoyne South at Shorncliffe Heights. This block of apartments consists of 9 homes, making this a quiet and tightknit community.
This apartment welcomes you in through the hallway, with storage space, leading into the open-plan living, kitchen and dining area. Bedroom 1 boasts a stylish en-suite shower room. A second double bedroom and modern family ba…
Floor plans
Listing metarightmove · Taylor Wimpey
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£436
Cash needed
£78K
Return after costs
-6.69%
IRR
-6.90%
Listed 1d ago
Sales Information Centre Royal Military Avenue Folkestone CT20 3EF
flat · 2 bed · 758 sqft
£227,995
est £1,088 · 5.73% gross
1 / 12
7/100
Marginal
5.73% — verify the rent + comps locally.
5.73% Return before costs — around the area average for this property type.
Monthly profit −£436/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£228K
Return before costs
5.73%
est rent £1,088/monot enough comparablesRange £973–£1,217/mo (Q1–Q3)
Bedrooms
2
— bath
Energy rating
—
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: £973–£1,217/mo · n=28
Financing
DepositYour cash in — the rest is the mortgage25% · £56,999
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £170,996.25 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
-£436
after mortgage, operating costs & tax
Rent in£1,088/mo gross
£1,046/mo collected · £42/mo lost to voids
Where it goes
£926Mortgage£556Costs
Outgoings exceed rent — you top up £436/mo
Mortgage£926
Costs£556
Management£109
Maintenance£67
Insurance£28
CapEx reserve£54
Voids + council tax£6
Service charge + ground rent£188
Ltd co. accounts£104
Tax—
Shortfall−£436
Returns
Return before costs on price5.73%
Cash return on cash-6.69%
Gross margin£490
Cash needed£78,229
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.13
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Dover-Shepway · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dover-Shepway
- LHA monthly cap:
- £693
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- Management:
- management covered by council
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 | £13,056 | £6,672 | £11,115 | £0 | £0 | -£4,731 | -£4,731 |
| Year 2 | £13,448 | £6,873 | £11,115 | £0 | £0 | -£4,540 | -£9,271 |
| Year 3 | £13,851 | £7,079 | £11,115 | £0 | £0 | -£4,342 | -£13,613 |
| Year 4 | £14,267 | £7,291 | £11,115 | £0 | £0 | -£4,139 | -£17,752 |
| Year 5 | £14,695 | £7,510 | £11,115 | £0 | £0 | -£3,930 | -£21,682 |
Rent by the room upside
What we verified
2407
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▾
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£1,954.1/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£2,223
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£21,682
Acquisition costs
25% deposit£56,999
Stamp duty£13,460
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£4,420
Cash needed£78,229
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
Plot 929 | Kingswell Court | Shorncliffe Heights
Kingswell Court is a brand new collection of 2-bedroom apartments within Burgoyne South at Shorncliffe Heights. This block of apartments consists of 9 homes, making this a quiet and tightknit community.
This apartment welcomes you in through the hallway, with storage space, leading into the open-plan living, kitchen and dining area. Bedroom 1 boasts a stylish en-suite shower room. A second double bedroom and modern family ba…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice