Skip to main contenthow this is calculated →
Year 5 disposal
BMV -64%
⊞ View all 10
85/ 100
Strong
22.52% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£241/mo from completion — the no.1 reason to invest
- 22.52% return before costs — above-market
- Priced below market -64% vs 12 nearby sold (last 12 mo) — instant equity
- 9.1% 5y IRR — strong total return on capital
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- 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
+£241/mo
Pays you every month, net of costs
Price vs market
Below market value
-64% vs 12 sold · interior unseen
Return · IRR
9.1%/yr
Solid annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £60KCash to buy £33KReturn before costs on price 22.52%5-yr return on cash 56%Rent est. £1,126 (£1,091–£1,162)
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: £1,091–£1,162/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £15,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £45,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£241
after mortgage, operating costs & tax
Rent in£1,126/mo gross
£1,083/mo collected · £43/mo lost to voids
Where it goes
£244Mortgage£542Costs£241Your profit
£241/mo left as profit · 22% of rent kept
Mortgage£244
Costs£542
Management£113
Maintenance£67
Insurance£20
CapEx reserve£56
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£57
Profit+£241
Returns
Return before costs on price22.52%
Cash return on cash8.85%
Gross margin£541
Cash needed£32,664
Monthly profit payback11y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress4.44
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 | £13,512 | £6,499 | £2,925 | £0 | £777 | £3,311 | £3,311 |
| Year 2 | £13,917 | £6,694 | £2,925 | £0 | £817 | £3,481 | £6,792 |
| Year 3 | £14,335 | £6,895 | £2,925 | £0 | £858 | £3,657 | £10,449 |
| Year 4 | £14,765 | £7,102 | £2,925 | £0 | £900 | £3,838 | £14,287 |
| Year 5 | £15,208 | £7,315 | £2,925 | £0 | £944 | £4,024 | £18,310 |
Disposal gain (gross)-£11,175
CGT£0
Net Disposal proceeds£64,589
What we verified
What we verified
32063 ok · 2 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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 cohortCT2 7UH · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 82.4 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- 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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — +£241/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 | 22.52% | +£241 | £32,664 | 56.1% | Low | Feasible |
| Housing-benefit rent | 17.86% | +£40 | £32,664 | 20.9% | Med | Feasible |
| Council lease | 0.00% | -£610 | £32,664 | -116.2% | Low | Feasible |
| Refurb & refinance | 22.52% | +£241 | £39,970 | 45.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £80,070 | -11% | 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
+£244/mo cash flow vs Rent it out if converted to Rent by the room
48.00% Return before costs on price converted vs 22.52% as-is
As-is Rent it out
Monthly profit+£386
Return before costs on price22.52%
Cash needed£26,898
If converted to Rent by the room
Monthly profit+£630
Return before costs on price48.00%
Cash needed£42,898
Δ vs Rent it out Monthly profit+£244
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
£36,000
Range: £30,600 – £41,400
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
£19,120–£36,000full refurb + room split
⚠️ Capped at 60% of £60,000 asking (£36,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£3,870–£7,739
- 1 × bathroom£2,553–£4,680
- Rewire£1,451–£2,539
- Replumb£1,088–£2,177
- Windows£3,628–£6,530
- Paint + decor£2,539–£4,716
- Flooring£3,991–£7,618
Comparables
sold within 0.5 miWide · CV 31.1%Med confidence
Loading 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£13,512
Section 24 credit£0
Annual tax due£777
Post-tax Monthly profit annual£2,791
Exit costs
Projected sale price (5y · 2%/yr growth)£66,245
Capital gain (pre-CGT)£6,245
Sale costs (~2.5%)£1,656
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£18,310
Rates as of Oct 2024
Acquisition costs
£32,664cash neededPurchase price£60,000
Deposit (25%)£15,000
Stamp duty+5% additional-property surcharge£3,000
Refurb£10,764
Legal + survey£2,000
Mortgage fees£1,900
Total cash neededdeposit + costs (loan covers the rest)£32,664
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
LOT 40D FOR SALE BY ONLINE AUCTION on 21st October 2026
Leasehold Flat Vacant Possession
Situated in a cul-de-sac off Headcorn Drive, close to the amenities available in Canterbury City Centre and travelling facilities including Canterbury West and Sturry Train Stations.
A Self-Contained Ground Floor Flat requiring modernisation in a Purpose-Built Block with accommodation comprising:
Entrance Hall Living Room Kitchen Bedroom (One) Bedroom (Two) Bathroom/WC
Leasehol…
Floor plans
Listing metarightmove · McHugh & Co
About this listing
RightmovePrice history
5-year price trend
Monthly profit
+£241
Cash needed
£33K
Return after costs
8.85%
IRR
9.11%
Flat 1 Abbotsbury Heights, Bicknor Close, Canterbury, CT2 7UH
flat · 2 bed
£60,000
est £1,126 · 22.52% gross
Chain free
Priced below market
1 / 10
85/100
Strong
22.52% — verify the rent + comps locally.
Priced below market -64% vs 12 nearby sold (last 12 mo)
Monthly profit +£241/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
22.52% Return before costs — above-market
Chain free
Price
£60K
64% below sold comps
Return before costs
22.52%
est rent £1,126/monot enough comparablesRange £1,091–£1,162/mo (Q1–Q3)
Bedrooms
2
— bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £1,091–£1,162/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £15,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £45,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£241
after mortgage, operating costs & tax
Rent in£1,126/mo gross
£1,083/mo collected · £43/mo lost to voids
Where it goes
£244Mortgage£542Costs£241Your profit
£241/mo left as profit · 22% of rent kept
Mortgage£244
Costs£542
Management£113
Maintenance£67
Insurance£20
CapEx reserve£56
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£57
Profit+£241
Returns
Return before costs on price22.52%
Cash return on cash8.85%
Gross margin£541
Cash needed£32,664
Monthly profit payback11y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress4.44
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 | £13,512 | £6,499 | £2,925 | £0 | £777 | £3,311 | £3,311 |
| Year 2 | £13,917 | £6,694 | £2,925 | £0 | £817 | £3,481 | £6,792 |
| Year 3 | £14,335 | £6,895 | £2,925 | £0 | £858 | £3,657 | £10,449 |
| Year 4 | £14,765 | £7,102 | £2,925 | £0 | £900 | £3,838 | £14,287 |
| Year 5 | £15,208 | £7,315 | £2,925 | £0 | £944 | £4,024 | £18,310 |
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 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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miWide · CV 31.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£585
Annual rental tax£678
CGT yr 5£0 · company level
5y net total£18,310
Acquisition costs
25% deposit£15,000
Stamp duty£3,000
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£1,900
Cash needed£32,664
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
LOT 40D FOR SALE BY ONLINE AUCTION on 21st October 2026
Leasehold Flat Vacant Possession
Situated in a cul-de-sac off Headcorn Drive, close to the amenities available in Canterbury City Centre and travelling facilities including Canterbury West and Sturry Train Stations.
A Self-Contained Ground Floor Flat requiring modernisation in a Purpose-Built Block with accommodation comprising:
Entrance Hall Living Room Kitchen Bedroom (One) Bedroom (Two) Bathroom/WC
Leasehol…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice