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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
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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
+£46/mo
Barely breaks even each month
Price
£265K
No local sold comps to compare
Return · IRR
0.7%/yr
Modest annualised return
Cash to get in
£105K
Deposit + fees + refurb
5-yr return on cash 9%Rent est. £1,650 (£1,500–£1,700)
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: £1,500–£1,700/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £66,125
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £198,375 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
+£46
after mortgage, operating costs & tax
Rent in£1,650/mo gross
£1,587/mo collected · £63/mo lost to voids
Where it goes
£1,075Mortgage£455Costs
£46/mo left as profit · 3% of rent kept
Mortgage£1,075
Costs£455
Management£165
Maintenance£67
Insurance£28
CapEx reserve£83
Voids + council tax£9
Ltd co. accounts£104
Tax£11
Profit+£46
Returns
Return before costs on price7.49%
Cash return on cash0.53%
Gross margin£1,131
Cash needed£104,804
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.48
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 | £19,800 | £5,465 | £12,894 | £0 | £274 | £1,167 | £1,167 |
| Year 2 | £20,394 | £5,628 | £12,894 | £0 | £356 | £1,515 | £2,682 |
| Year 3 | £21,006 | £5,797 | £12,894 | £0 | £440 | £1,874 | £4,556 |
| Year 4 | £21,636 | £5,971 | £12,894 | £0 | £526 | £2,244 | £6,801 |
| Year 5 | £22,285 | £6,150 | £12,894 | £0 | £616 | £2,624 | £9,425 |
Disposal gain (gross)-£13,482
CGT£0
Net Disposal proceeds£284,729
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 cohortME15 9RP · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Queen Mary · 50.1 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 · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history0d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£362,500 in 2024 → £264,500 asking
-27.0%in 2y
- 2024£362,500+19.6% in 6y
- 2018£303,000—
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 — +£46/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 | 7.49% | +£46 | £104,804 | 9.0% | Low | Feasible |
| Housing-benefit rent | 5.43% | -£390 | £104,804 | -14.3% | Med | Feasible |
| Council lease | 5.43% | -£137 | £104,804 | -4.5% | Low | Feasible |
| Refurb & refinance | 7.49% | +£46 | £124,073 | 7.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £304,255 | 4% | Med | Feasible |
| Rent by the room | 9.12% | -£332 | £104,804 | -6.9% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Maidstone · cap £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Maidstone
- LHA monthly cap:
- £1,197
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
-£104/mo cash flow vs Rent it out if converted to Rent by the room
10.89% Return before costs on price converted vs 7.49% as-is
As-is Rent it out
Monthly profit+£83
Return before costs on price7.49%
Cash needed£78,023
If converted to Rent by the room
Monthly profit-£20
Return before costs on price10.89%
Cash needed£94,023
Δ vs Rent it out Monthly profit-£104
Show conversion detail
Conversion cost estimate
£60,000
Range: £52,500 – £70,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£67,470–£119,955full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£5,775–£9,240
- Replumb£4,620–£8,085
- Windows£12,705–£21,945
- Paint + decor£11,550–£19,635
- Flooring£16,170–£28,875
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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingFive Acre Wood SchoolNot applicable · Foundation special school · ME15 9QF
- GoodLeigh Academy OaksPrimary · Academy sponsor led · ME15 9AX
- GoodLoose Primary SchoolPrimary · Academy converter · ME15 9UW
- GoodThe Holy Family Catholic Primary SchoolPrimary · Academy sponsor led · ME15 9PS
- GoodTiger Primary SchoolPrimary · Free schools · ME15 9QL
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£19,800
Section 24 credit£0
Annual tax due£274
Post-tax Monthly profit annual£406
Exit costs
Projected sale price (5y · 2%/yr growth)£292,029
Capital gain (pre-CGT)£27,529
Sale costs (~2.5%)£7,301
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£9,425
Rates as of Oct 2024
Acquisition costs
£104,804cash neededPurchase price£264,500
Deposit (25%)£66,125
Stamp duty+5% additional-property surcharge£16,450
Refurb£15,111
Legal + survey£2,150
Mortgage fees£4,968
Total cash neededdeposit + costs (loan covers the rest)£104,804
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SECURING THIS PROPERTY WITH A LIFETIME LEASEOVER 60s can secure this property with a HOME FOR LIFE from HOMEWISE
Through the Home for Life Plan from Homewise, those AGED 60 or over can purchase a Lifetime Lease and a share of the property value to safeguard for the future. The cost to purchase the Lifetime Lease is always less than the full market value. OVER 60s customers typically save between from 20% to 50%*.
Home for Life Plan guide price for OVERS 60s: The Lifetime L…
Floor plans
Nearby active comparables8 rentals · 5 deals
Comparable rentals
ME15 · same beds + typeMedian nearby: £1,675/mo · 4 of 8 already let+£25 vs our est
- Hayle RoadLet3b£1,450/moMay 2026
- Queen Elizabeth Square, Maidstone, ME…Let3b£1,700/moMay 2026
- Queen Elizabeth Square, Maidstone3b£1,700/moMay 2026
- Birch Tree Way, MaidstoneLet3b£1,500/moMay 2026
- Birch Tree WayLet3b£1,500/moMay 2026
- Braddick Close, Maidstone, ME153b£1,800/moMay 2026
- Rainham Close, Maidstone, ME153b£1,650/moMay 2026
- 65 Queen Elizabeth Square3b£1,750/moMay 2026
Listing metarightmove · Homewise
About this listing
RightmovePrice history
5-year price trend
Monthly profit
+£46
Cash needed
£105K
Return after costs
0.53%
IRR
0.70%
Northleigh Close, Maidstone, Kent
semi-detached · 3 bed · 1 bath
£264,500
est £1,650
Conservation area
1 / 11
0/100
Marginal
No rent data — verify locally before offering.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
Price
£265K
Return before costs
—
est rent £1,650/monot enough comparablesRange £1,500–£1,700/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Lifetime lease
Cannot be financed or resold normally
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: £1,500–£1,700/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £66,125
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £198,375 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
+£46
after mortgage, operating costs & tax
Rent in£1,650/mo gross
£1,587/mo collected · £63/mo lost to voids
Where it goes
£1,075Mortgage£455Costs
£46/mo left as profit · 3% of rent kept
Mortgage£1,075
Costs£455
Management£165
Maintenance£67
Insurance£28
CapEx reserve£83
Voids + council tax£9
Ltd co. accounts£104
Tax£11
Profit+£46
Returns
Return before costs on price7.49%
Cash return on cash0.53%
Gross margin£1,131
Cash needed£104,804
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.48
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Maidstone · cap £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Maidstone
- LHA monthly cap:
- £1,197
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £19,800 | £5,465 | £12,894 | £0 | £274 | £1,167 | £1,167 |
| Year 2 | £20,394 | £5,628 | £12,894 | £0 | £356 | £1,515 | £2,682 |
| Year 3 | £21,006 | £5,797 | £12,894 | £0 | £440 | £1,874 | £4,556 |
| Year 4 | £21,636 | £5,971 | £12,894 | £0 | £526 | £2,244 | £6,801 |
| Year 5 | £22,285 | £6,150 | £12,894 | £0 | £616 | £2,624 | £9,425 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaCA
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,579
Annual rental tax£129
CGT yr 5£0 · company level
5y net total£9,425
Acquisition costs
25% deposit£66,125
Stamp duty£16,450
Refurb£15,111
Legal + survey£2,150
Mortgage + broker£4,968
Cash needed£104,804
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
SECURING THIS PROPERTY WITH A LIFETIME LEASEOVER 60s can secure this property with a HOME FOR LIFE from HOMEWISE
Through the Home for Life Plan from Homewise, those AGED 60 or over can purchase a Lifetime Lease and a share of the property value to safeguard for the future. The cost to purchase the Lifetime Lease is always less than the full market value. OVER 60s customers typically save between from 20% to 50%*.
Home for Life Plan guide price for OVERS 60s: The Lifetime L…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice