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Year 5 disposal
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0/ 100
Weak
3.80% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 3.80% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,018/mo — heavily negative — needs monthly capital injection
- -6.8% 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
−£1K/mo
You top up £1K/mo
Price
£535K
No local sold comps to compare
Return · IRR
-6.8%/yr
Loses money over 5 years
Cash to get in
£209K
Deposit + fees + refurb
Return before costs on price 3.80%5-yr return on cash -25%Rent est. £1,695 (£1,647–£1,744)
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: £1,647–£1,744/mo · n=135
Financing
DepositYour cash in — the rest is the mortgage25% · £133,750
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 (£15,167–£28,311 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £401,250 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,018
after mortgage, operating costs & tax
Rent in£1,695/mo gross
£1,630/mo collected · £65/mo lost to voids
Where it goes
£2,173Mortgage£474Costs
Outgoings exceed rent — you top up £1,018/mo
Mortgage£2,173
Costs£474
Management£170
Maintenance£67
Insurance£40
CapEx reserve£85
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£1,018
Returns
Return before costs on price3.80%
Cash return on cash-5.83%
Gross margin£1,155
Cash needed£209,397
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.75
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 | £20,340 | £5,692 | £26,081 | £0 | £0 | -£11,433 | -£11,433 |
| Year 2 | £20,950 | £5,863 | £26,081 | £0 | £0 | -£10,994 | -£22,427 |
| Year 3 | £21,579 | £6,039 | £26,081 | £0 | £0 | -£10,541 | -£32,968 |
| Year 4 | £22,226 | £6,220 | £26,081 | £0 | £0 | -£10,075 | -£43,043 |
| Year 5 | £22,893 | £6,406 | £26,081 | £0 | £0 | -£9,595 | -£52,638 |
Disposal gain (gross)-£25,706
CGT£0
Net Disposal proceeds£575,916
What we verified
What we verified
41064 ok · 1 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
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 cohortBR2 7PN · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 15.9 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 · 880 sqft · London ×1.4
£30k–£58k
£ per sqft
building cost only
£34–£65
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£8,800–£15,840
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,320–£22,880
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history1d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£72,500 in 1996 → £535,000 asking
+637.9%in 30y
- 1996£72,500—
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 — -£1,018/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 | 3.80% | -£1,018 | £209,397 | -25.1% | Low | Feasible |
| Housing-benefit rent | 2.91% | -£1,426 | £209,397 | -36.5% | Med | Feasible |
| Council lease | 0.00% | -£2,385 | £209,397 | -68.7% | Low | Feasible |
| Refurb & refinance | 3.80% | -£1,018 | £244,236 | -21.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £609,711 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Outer South East London · cap £1,296/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South East London
- LHA monthly cap:
- £1,296
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
-£160/mo cash flow vs Rent it out if converted to Rent by the room
5.38% Return before costs on price converted vs 3.80% as-is
As-is Rent it out
Monthly profit-£917
Return before costs on price3.80%
Cash needed£145,648
If converted to Rent by the room
Monthly profit-£1,077
Return before costs on price5.38%
Cash needed£161,648
Δ vs Rent it out Monthly profit-£160
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
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£56,360–£105,360full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£4,400–£7,920
- Replumb£3,520–£7,040
- Windows£9,680–£17,600
- Paint + decor£8,800–£15,840
- Flooring£12,320–£22,880
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingHayes SchoolSecondary · Academy converter · BR2 7DB
- Not ratedBaston House SchoolNot applicable · Other independent special school · BR2 7AB
- Not ratedShaftesbury Nash CollegeNot applicable · Special post 16 institution · BR2 7AG
- Not ratedHayes Primary SchoolPrimary · Academy converter · BR2 7LQ
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£20,340
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£12,216
Exit costs
Projected sale price (5y · 2%/yr growth)£590,683
Capital gain (pre-CGT)£55,683
Sale costs (~2.5%)£14,767
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-£52,638
Rates as of Oct 2024
Acquisition costs
£209,397cash neededPurchase price£535,000
Deposit (25%)£133,750
Stamp duty+5% additional-property surcharge£43,500
Refurb£20,222
Legal + survey£2,900
Mortgage fees£9,025
Total cash neededdeposit + costs (loan covers the rest)£209,397
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A beautifully presented two-bedroom semi-detached family home, offering approximately 880 sq ft of well-proportioned accommodation, ideally situated within this sought-after residential location. The property is ideally located for the highly regarded Pickhurst and Hayes schools, making it an excellent choice for families.
Conveniently positioned for a range of local amenities and green spaces, including Pickhurst Park, along with excellent transport links. This family home…
Floor plans
Nearby active comparables1 rental
Comparable rentals
BR2 · same beds + typeMedian nearby: £1,850/mo+£155 vs our est
- Recreation Road, Shortlands, Bromley,…2b£1,850/moMay 2026
Other deals nearby
BR2 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Kinleigh Folkard & Hayward - Sales
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£1,018
Cash needed
£209K
Return after costs
-5.83%
IRR
-6.78%
Listed 1d ago
Malling Way, Bromley, BR2
semi-detached · 2 bed · 1 bath · 880 sqft
£535,000
est £1,695 · 3.80% gross
1 / 14
0/100
Marginal
3.80% — verify the rent + comps locally.
3.80% Return before costs — around the area average for this property type.
Monthly profit −£1,018/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£535K
Return before costs
3.80%
est rent £1,695/monot enough comparablesRange £1,647–£1,744/mo (Q1–Q3)
Bedrooms
2
1 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: £1,647–£1,744/mo · n=135
Financing
DepositYour cash in — the rest is the mortgage25% · £133,750
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 (£15,167–£28,311 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £401,250 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,018
after mortgage, operating costs & tax
Rent in£1,695/mo gross
£1,630/mo collected · £65/mo lost to voids
Where it goes
£2,173Mortgage£474Costs
Outgoings exceed rent — you top up £1,018/mo
Mortgage£2,173
Costs£474
Management£170
Maintenance£67
Insurance£40
CapEx reserve£85
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£1,018
Returns
Return before costs on price3.80%
Cash return on cash-5.83%
Gross margin£1,155
Cash needed£209,397
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.75
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Outer South East London · cap £1,296/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer South East London
- LHA monthly cap:
- £1,296
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 | £20,340 | £5,692 | £26,081 | £0 | £0 | -£11,433 | -£11,433 |
| Year 2 | £20,950 | £5,863 | £26,081 | £0 | £0 | -£10,994 | -£22,427 |
| Year 3 | £21,579 | £6,039 | £26,081 | £0 | £0 | -£10,541 | -£32,968 |
| Year 4 | £22,226 | £6,220 | £26,081 | £0 | £0 | -£10,075 | -£43,043 |
| Year 5 | £22,893 | £6,406 | £26,081 | £0 | £0 | -£9,595 | -£52,638 |
Rent by the room upside
What we verified
3207
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
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,216
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£52,638
Acquisition costs
25% deposit£133,750
Stamp duty£43,500
Refurb£20,222
Legal + survey£2,900
Mortgage + broker£9,025
Cash needed£209,397
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
A beautifully presented two-bedroom semi-detached family home, offering approximately 880 sq ft of well-proportioned accommodation, ideally situated within this sought-after residential location. The property is ideally located for the highly regarded Pickhurst and Hayes schools, making it an excellent choice for families.
Conveniently positioned for a range of local amenities and green spaces, including Pickhurst Park, along with excellent transport links. This family home…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice