Skip to main contenthow this is calculated →
Year 5 disposal
BMV -33%
⊞ View all 23
84/ 100
Strong
8.20% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£233/mo from completion — the no.1 reason to invest
- 8.20% return before costs — above-market
- Priced below market -33% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Cash only — often signals cladding / short lease / structural
- 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
+£233/mo
Pays you every month, net of costs
Price vs market
Below market value
-33% vs 12 sold · interior unseen
Return · IRR
2.0%/yr
Modest annualised return
Cash left in
£82K
Stays in after refinancing at value
Price £300KCash to buy £191KReturn before costs on price 8.20%5-yr return on cash 12%Rent est. £2,050 (£1,892–£2,221)
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 (£)
Local comp range: £1,892–£2,221/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£66,567–£124,258 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 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
+£233
after mortgage, operating costs & tax
Rent in£2,050/mo gross
£1,971/mo collected · £79/mo lost to voids
Where it goes
£1,172Mortgage£512Costs
£233/mo left as profit · 12% of rent kept
Mortgage£1,172
Costs£512
Management£205
Maintenance£67
Insurance£28
CapEx reserve£103
Voids + council tax£5
Ltd co. accounts£104
Tax£55
Profit+£233
Returns
Return before costs on price8.20%
Cash return on cash1.46%
Gross margin£1,460
Cash needed£191,406
Monthly profit payback68y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.62
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 | £24,600 | £6,139 | £14,063 | £0 | £836 | £3,563 | £3,563 |
| Year 2 | £25,338 | £6,323 | £14,063 | £0 | £941 | £4,012 | £7,575 |
| Year 3 | £26,098 | £6,512 | £14,063 | £0 | £1,049 | £4,474 | £12,049 |
| Year 4 | £26,881 | £6,708 | £14,063 | £0 | £1,161 | £4,950 | £16,999 |
| Year 5 | £27,688 | £6,909 | £14,063 | £0 | £1,276 | £5,440 | £22,439 |
Disposal gain (gross)-£87,962
CGT£0
Net Disposal proceeds£322,944
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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 profileFamily let
Tenant profilelikely cohortBR5 3DT · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Queen Mary · 15.9 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 969 sqft · London ×1.4
£32k–£61k
£ per sqft
building cost only
£33–£63
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£9,690–£17,442
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,566–£25,194
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history1d on marketno cuts yet
Strategy matrix
Rent it out wins — +£233/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 | 8.20% | +£233 | £191,406 | 11.7% | Low | Feasible |
| Housing-benefit rent | 6.15% | -£223 | £191,406 | -1.2% | Med | Feasible |
| Council lease | 0.00% | -£1,371 | £191,406 | -43.4% | Low | Feasible |
| Refurb & refinance | 8.20% | +£233 | £241,908 | 9.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £446,408 | -18% | Med | Feasible |
| Rent by the room | 7.20% | -£534 | £191,406 | -10.9% | — | Feasible |
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
-£393/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 8.20% as-is
As-is Rent it out
Monthly profit+£234
Return before costs on price8.20%
Cash needed£86,898
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,898
Δ vs Rent it out Monthly profit-£393
Show conversion detail
Conversion cost estimate
£67,200
Range: £58,800 – £78,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£60,276–£112,569full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£4,845–£8,721
- Replumb£3,876–£7,752
- Windows£10,659–£19,380
- Paint + decor£9,690–£17,442
- Flooring£13,566–£25,194
Comparables
sold within 0.5 miWide · CV 25.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodGray's Farm Primary AcademyPrimary · Academy sponsor led · BR5 3AD
- GoodSt Paul's Cray Church of England Primary SchoolPrimary · Academy converter · BR5 3WD
- Not ratedRiverside SchoolNot applicable · Community special school · BR5 3HS
- Not ratedManor Oak Primary SchoolPrimary · Academy converter · BR5 3PE
- Not ratedMidfield Primary SchoolPrimary · Academy converter · BR5 3EG
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£24,600
Section 24 credit£0
Annual tax due£836
Post-tax Monthly profit annual£2,617
Exit costs
Projected sale price (5y · 2%/yr growth)£331,224
Capital gain (pre-CGT)£31,224
Sale costs (~2.5%)£8,281
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£22,439
Rates as of Oct 2024
Acquisition costs
£191,406cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£88,756
Legal + survey£2,150
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£191,406
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
CASH BUYERS ONLY - due to the property being of non-standard construction. A beautifully positioned three-bedroom semi-detached home, set within a peaceful cul-de-sac and enjoying a pleasant outlook across a small green. Offering a sense of privacy and tranquillity, the property combines generous accommodation with attractive established gardens. Inside, the home provides well-proportioned and versatile living space, including two separate reception rooms that flow naturally…
Floor plans
Listing metarightmove · Robinson Jackson
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
+£233
Cash needed
£191K
Return after costs
1.46%
IRR
2.00%
Listed 1d ago
Ockham Drive, St Pauls Cray, Kent, BR5
semi-detached · 3 bed · 1 bath · 969 sqft
£300,000
est £2,050 · 8.20% gross
Cash only
Priced below market
1 / 23
84/100
Strong
8.20% — verify the rent + comps locally.
Priced below market -33% vs 12 nearby sold (last 12 mo)
Monthly profit +£233/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.20% Return before costs — above-market
Price
£300K
33% below sold comps
Return before costs
8.20%
est rent £2,050/monot enough comparablesRange £1,892–£2,221/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Cash buyers only
Often signals cladding, structural, or short-lease issues
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 (£)
Local comp range: £1,892–£2,221/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£66,567–£124,258 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 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
+£233
after mortgage, operating costs & tax
Rent in£2,050/mo gross
£1,971/mo collected · £79/mo lost to voids
Where it goes
£1,172Mortgage£512Costs
£233/mo left as profit · 12% of rent kept
Mortgage£1,172
Costs£512
Management£205
Maintenance£67
Insurance£28
CapEx reserve£103
Voids + council tax£5
Ltd co. accounts£104
Tax£55
Profit+£233
Returns
Return before costs on price8.20%
Cash return on cash1.46%
Gross margin£1,460
Cash needed£191,406
Monthly profit payback68y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.62
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 | £24,600 | £6,139 | £14,063 | £0 | £836 | £3,563 | £3,563 |
| Year 2 | £25,338 | £6,323 | £14,063 | £0 | £941 | £4,012 | £7,575 |
| Year 3 | £26,098 | £6,512 | £14,063 | £0 | £1,049 | £4,474 | £12,049 |
| Year 4 | £26,881 | £6,708 | £14,063 | £0 | £1,161 | £4,950 | £16,999 |
| Year 5 | £27,688 | £6,909 | £14,063 | £0 | £1,276 | £5,440 | £22,439 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
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
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 25.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,813
Annual rental tax£656
CGT yr 5£0 · company level
5y net total£22,439
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£88,756
Legal + survey£2,150
Mortgage + broker£5,500
Cash needed£191,406
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
CASH BUYERS ONLY - due to the property being of non-standard construction. A beautifully positioned three-bedroom semi-detached home, set within a peaceful cul-de-sac and enjoying a pleasant outlook across a small green. Offering a sense of privacy and tranquillity, the property combines generous accommodation with attractive established gardens. Inside, the home provides well-proportioned and versatile living space, including two separate reception rooms that flow naturally…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice