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Year 5 disposal
BMV -18%
⊞ View all 15
16/ 100
Weak
5.80% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -18% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£241/mo — significantly negative — real recurring drain
- -2.1% 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
−£241/mo
You top up £241/mo
Price vs market
Below market value
-18% vs 12 sold · interior unseen
Return · IRR
-2.1%/yr
Loses money over 5 years
Cash left in
£87K
Stays in after refinancing at value
Price £375KCash to buy £150KReturn before costs on price 5.80%5-yr return on cash -3%Rent est. £1,813 (£1,792–£1,834)
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: £1,792–£1,834/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 (£15,210–£28,392 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £281,250 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£241
after mortgage, operating costs & tax
Rent in£1,813/mo gross
£1,743/mo collected · £70/mo lost to voids
Where it goes
£1,523Mortgage£461Costs
Outgoings exceed rent — you top up £241/mo
Mortgage£1,523
Costs£461
Management£181
Maintenance£50
Insurance£28
CapEx reserve£91
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£241
Returns
Return before costs on price5.80%
Cash return on cash-1.92%
Gross margin£1,283
Cash needed£150,305
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.14
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 | £21,756 | £5,529 | £18,281 | £0 | £0 | -£2,054 | -£2,054 |
| Year 2 | £22,409 | £5,695 | £18,281 | £0 | £0 | -£1,567 | -£3,621 |
| Year 3 | £23,081 | £5,866 | £18,281 | £0 | £0 | -£1,066 | -£4,687 |
| Year 4 | £23,773 | £6,042 | £18,281 | £0 | £0 | -£549 | -£5,237 |
| Year 5 | £24,487 | £6,223 | £18,281 | £0 | £0 | -£18 | -£5,254 |
Disposal gain (gross)-£21,250
CGT£0
Net Disposal proceeds£403,680
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortBR1 4SF · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 11.7 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 · 2-bath · 883 sqft · London ×1.4
£34k–£66k
£ per sqft
building cost only
£39–£75
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£8,830–£15,894
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,362–£22,958
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£160,000 in 2006 → £375,000 asking
+134.4%in 20y
- 2006£160,000+39.1% in 4y
- 2002£115,000—
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 — -£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 | 5.80% | -£241 | £150,305 | -3.5% | Low | Feasible |
| Housing-benefit rent | 4.15% | -£743 | £150,305 | -23.5% | Med | Feasible |
| Council lease | 0.00% | -£1,706 | £150,305 | -68.5% | Low | Feasible |
| Refurb & refinance | 5.80% | -£241 | £177,167 | -3.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £433,042 | 4% | 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
-£256/mo cash flow vs Rent it out if converted to Rent by the room
7.68% Return before costs on price converted vs 5.80% as-is
As-is Rent it out
Monthly profit-£196
Return before costs on price5.80%
Cash needed£105,648
If converted to Rent by the room
Monthly profit-£452
Return before costs on price7.68%
Cash needed£121,648
Δ vs Rent it out Monthly profit-£256
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
£56,000
Range: £47,600 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£63,692–£118,803full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£4,415–£7,947
- Replumb£3,532–£7,064
- Windows£9,713–£17,660
- Paint + decor£8,830–£15,894
- Flooring£12,362–£22,958
Comparables
sold within 0.5 miWide · CV 21.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingBurnt Ash Primary SchoolPrimary · Academy converter · BR1 4QX
- GoodParish Church of England Primary SchoolPrimary · Academy converter · BR1 4HF
- GoodRangefield Primary SchoolPrimary · Community school · BR1 4RP
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£21,756
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,891
Exit costs
Projected sale price (5y · 2%/yr growth)£414,030
Capital gain (pre-CGT)£39,030
Sale costs (~2.5%)£10,351
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-£5,254
Rates as of Oct 2024
Acquisition costs
£150,305cash neededPurchase price£375,000
Deposit (25%)£93,750
Stamp duty+5% additional-property surcharge£27,500
Refurb£20,280
Legal + survey£2,150
Mortgage fees£6,625
Total cash neededdeposit + costs (loan covers the rest)£150,305
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A fantastic opportunity to acquire this extended two-bedroom mid-terrace house, ideally suited to first-time buyers, couples and small families. The property offers well-proportioned accommodation arranged over two floors, with the benefit of an extended kitchen/diner, two bathrooms and off-street parking.
Upon entering the property, you are welcomed into the ground floor accommodation, which provides a comfortable and practical living environment. The property has been thou…
Floor plans
Nearby active comparables4 rentals
Comparable rentals
BR1 · same beds + typeMedian nearby: £1,875/mo · 3 of 4 already let+£62 vs our est
- Mooreland Road Bromley BR1Let2b£1,900/moMay 2026
- Galahad Road, Bromley, BR12b£1,900/moMay 2026
- Mooreland Road, Bromley, BR1Let2b£1,850/moMay 2026
- North Road, Bromley, BR1Let2b£1,650/moMay 2026
Other deals nearby
BR1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Daniels Property Services
About this listing
RightmovePrice history
5-year price trend
Monthly profit
−£241
Cash needed
£150K
Return after costs
-1.92%
IRR
-2.09%
Pontefract Road, Bromley, BR1
terraced · 2 bed · 2 bath · 883 sqft
£375,000
est £1,813 · 5.80% gross
EPC D
Priced below market
1 / 15
16/100
Marginal
5.80% — verify the rent + comps locally.
Priced below market -18% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£375K
18% below sold comps
Return before costs
5.80%
est rent £1,813/monot enough comparablesRange £1,792–£1,834/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,792–£1,834/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 (£15,210–£28,392 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £281,250 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£241
after mortgage, operating costs & tax
Rent in£1,813/mo gross
£1,743/mo collected · £70/mo lost to voids
Where it goes
£1,523Mortgage£461Costs
Outgoings exceed rent — you top up £241/mo
Mortgage£1,523
Costs£461
Management£181
Maintenance£50
Insurance£28
CapEx reserve£91
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£241
Returns
Return before costs on price5.80%
Cash return on cash-1.92%
Gross margin£1,283
Cash needed£150,305
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.14
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 | £21,756 | £5,529 | £18,281 | £0 | £0 | -£2,054 | -£2,054 |
| Year 2 | £22,409 | £5,695 | £18,281 | £0 | £0 | -£1,567 | -£3,621 |
| Year 3 | £23,081 | £5,866 | £18,281 | £0 | £0 | -£1,066 | -£4,687 |
| Year 4 | £23,773 | £6,042 | £18,281 | £0 | £0 | -£549 | -£5,237 |
| Year 5 | £24,487 | £6,223 | £18,281 | £0 | £0 | -£18 | -£5,254 |
Rent by the room upside
What we verified
3306
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▾
EPC~£3,000–£7,000 to upgrade to CD
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 miWide · CV 21.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,656
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,254
Acquisition costs
25% deposit£93,750
Stamp duty£27,500
Refurb£20,280
Legal + survey£2,150
Mortgage + broker£6,625
Cash needed£150,305
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 fantastic opportunity to acquire this extended two-bedroom mid-terrace house, ideally suited to first-time buyers, couples and small families. The property offers well-proportioned accommodation arranged over two floors, with the benefit of an extended kitchen/diner, two bathrooms and off-street parking.
Upon entering the property, you are welcomed into the ground floor accommodation, which provides a comfortable and practical living environment. The property has been thou…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice