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Year 5 disposal
BMV -21%
⊞ View all 20
26/ 100
Weak
6.78% return before costs — verify the rent + comps locally.
Why it works
- Priced below market -21% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£252/mo — significantly negative — real recurring drain
- -3.2% 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.
- 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
−£252/mo
You top up £252/mo
Price vs market
Below market value
-21% vs 12 sold · interior unseen
Return · IRR
-3.2%/yr
Loses money over 5 years
Cash left in
£42K
Stays in after refinancing at value
Price £240KCash to buy £91KReturn before costs on price 6.78%5-yr return on cash -10%Rent est. £1,356 (£1,281–£1,435)
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: £1,281–£1,435/mo · n=32
Financing
DepositYour cash in — the rest is the mortgage25% · £60,000
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 (£7,487–£13,975 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £180,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£252
after mortgage, operating costs & tax
Rent in£1,356/mo gross
£1,304/mo collected · £52/mo lost to voids
Where it goes
£975Mortgage£581Costs
Outgoings exceed rent — you top up £252/mo
Mortgage£975
Costs£581
Management£136
Maintenance£50
Insurance£28
CapEx reserve£68
Voids + council tax£8
Service charge + ground rent£188
Ltd co. accounts£104
Tax—
Shortfall−£252
Returns
Return before costs on price6.78%
Cash return on cash-3.33%
Gross margin£723
Cash needed£90,882
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
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 | £16,272 | £6,975 | £11,700 | £0 | £0 | -£2,403 | -£2,403 |
| Year 2 | £16,760 | £7,185 | £11,700 | £0 | £0 | -£2,124 | -£4,528 |
| Year 3 | £17,263 | £7,400 | £11,700 | £0 | £0 | -£1,837 | -£6,365 |
| Year 4 | £17,781 | £7,622 | £11,700 | £0 | £0 | -£1,541 | -£7,906 |
| Year 5 | £18,314 | £7,851 | £11,700 | £0 | £0 | -£1,236 | -£9,143 |
Disposal gain (gross)-£7,927
CGT£0
Net Disposal proceeds£258,355
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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 cohortME15 6JW · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 48.6 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 · 637 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,459–£8,281
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,007–£13,377
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history43d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£269,000 in 2023 → £240,000 asking
-10.8%in 3y
- 2023£269,000+23.4% in 4y
- 2019£218,000+9.0% in 3y
- 2016£200,0000.0% in 8y
- 2008£199,950—
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 — -£252/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 | 6.78% | -£252 | £90,882 | -10.1% | Low | Feasible |
| Housing-benefit rent | 4.52% | -£681 | £90,882 | -38.9% | Med | Feasible |
| Council lease | 4.52% | -£487 | £90,882 | -30.2% | Low | Feasible |
| Refurb & refinance | 6.78% | -£252 | £106,875 | -8.6% | Med | Feasible |
| Short-stay let / Airbnb | 1.42% | -£1,248 | £90,882 | -83.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£370 | £270,275 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Maidstone · cap £903/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Maidstone
- LHA monthly cap:
- £903
- 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
Local lettings demandby strategyLive area data
Short-stay let5% occupancy
£187/night ADR
Based on 4 short-let comps nearby
Rent by the room conversion upside
+£101/mo cash flow vs Rent it out if converted to Rent by the room
12.00% Return before costs on price converted vs 6.78% as-is
As-is Rent it out
Monthly profit-£40
Return before costs on price6.78%
Cash needed£71,898
If converted to Rent by the room
Monthly profit+£61
Return before costs on price12.00%
Cash needed£87,898
Δ vs Rent it out Monthly profit+£101
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£44,678–£80,587full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£3,185–£5,096
- Replumb£2,548–£4,459
- Windows£7,007–£12,103
- Paint + decor£6,370–£10,829
- Flooring£8,918–£15,925
Comparables
sold within 0.5 miMed · CV 11.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodArchbishop Courtenay Primary SchoolPrimary · Academy sponsor led · ME15 6QN
- Not ratedSouth Borough Primary SchoolPrimary · Academy converter · ME15 6TL
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£16,272
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,029
Exit costs
Projected sale price (5y · 2%/yr growth)£264,979
Capital gain (pre-CGT)£24,979
Sale costs (~2.5%)£6,624
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-£9,143
Rates as of Oct 2024
Acquisition costs
£90,882cash neededPurchase price£240,000
Deposit (25%)£60,000
Stamp duty+5% additional-property surcharge£14,300
Refurb£9,982
Legal + survey£2,000
Mortgage fees£4,600
Total cash neededdeposit + costs (loan covers the rest)£90,882
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Set in a picturesque conservation area in Loose, this beautifully presented two-bedroom house offers a tranquil setting within a secure gated development and is offered with no onward chain.
The well-planned accommodation comprises a spacious open-plan living, dining and kitchen area on the ground floor, with two good-sized bedrooms and a family bathroom upstairs.
Externally, the property benefits from a private courtyard garden within the communal grounds, a front garden,…
Floor plans
Nearby active comparables19 rentals · 5 deals
Comparable rentals
ME15 · same beds + typeMedian nearby: £1,350/mo · 15 of 19 already let-£6 vs our est
- Pennine Way, Maidstone, ME15Let2b£1,300/moMay 2026
- Lambourne Road , Bearsted, ME152b£1,400/moMay 2026
- Kingsley Road, Maidstone, ME15Let2b£1,300/moMay 2026
- Postmill Drive, Maidstone, ME152b£1,275/moMay 2026
- Willow Rise, MaidstoneLet2b£1,350/moMay 2026
- Orchard Street, MaidstoneLet2b£1,100/moMay 2026
- Church Street, MaidstoneLet2b£1,150/moMay 2026
- Brunswick Street, MaidstoneLet2b£1,300/moMay 2026
- The Stampers, Maidstone, Kent, ME152b£1,450/moMay 2026
- Beaconsfield Road, Maidstone, ME152b£1,425/moMay 2026
- Kingsley Road, Maidstone ME15Let2b£1,300/moMay 2026
- Willow Rise, Maidstone ME15Let2b£1,350/moMay 2026
- St. Philip's Avenue, Maidstone, Kent…Let2b£1,650/moApr 2026
- Kingsley Road, Maidstone ME15Let2b£1,450/moDec 2025
- Stagshaw Close, Maidstone ME15Let2b£1,350/moDec 2025
- Willow Rise, Downswood ME15Let2b£1,300/moJun 2025
- The Tail Race, Maidstone ME15Let2b£1,250/moJun 2025
- Friars Court, Maidstone ME15Let2b£1,500/moJun 2025
- Merton Road, Bearsted, Maidstone ME15Let2b£1,500/moJun 2025
Listing metarightmove · Robinson Michael & Jackson
About this listing
43 days · RightmovePrice history
5-year price trend
Monthly profit
−£252
Cash needed
£91K
Return after costs
-3.33%
IRR
-3.18%
Listed 43d ago
Hayle Mill Road, Maidstone, Kent, ME15
terraced · 2 bed · 1 bath · 637 sqft
£240,000
est £1,356 · 6.78% gross
Conservation area
Priced below market
1 / 20
26/100
Marginal
6.78% — verify the rent + comps locally.
Priced below market -21% vs 12 nearby sold (last 12 mo)
Price
£240K
21% below sold comps
Return before costs
6.78%
est rent £1,356/monot enough comparablesRange £1,281–£1,435/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: £1,281–£1,435/mo · n=32
Financing
DepositYour cash in — the rest is the mortgage25% · £60,000
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 (£7,487–£13,975 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £180,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£252
after mortgage, operating costs & tax
Rent in£1,356/mo gross
£1,304/mo collected · £52/mo lost to voids
Where it goes
£975Mortgage£581Costs
Outgoings exceed rent — you top up £252/mo
Mortgage£975
Costs£581
Management£136
Maintenance£50
Insurance£28
CapEx reserve£68
Voids + council tax£8
Service charge + ground rent£188
Ltd co. accounts£104
Tax—
Shortfall−£252
Returns
Return before costs on price6.78%
Cash return on cash-3.33%
Gross margin£723
Cash needed£90,882
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Maidstone · cap £903/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Maidstone
- LHA monthly cap:
- £903
- 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 | £16,272 | £6,975 | £11,700 | £0 | £0 | -£2,403 | -£2,403 |
| Year 2 | £16,760 | £7,185 | £11,700 | £0 | £0 | -£2,124 | -£4,528 |
| Year 3 | £17,263 | £7,400 | £11,700 | £0 | £0 | -£1,837 | -£6,365 |
| Year 4 | £17,781 | £7,622 | £11,700 | £0 | £0 | -£1,541 | -£7,906 |
| Year 5 | £18,314 | £7,851 | £11,700 | £0 | £0 | -£1,236 | -£9,143 |
Rent by the room upside
What we verified
4406
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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
Service chargeReduces net yield£2,100/yr
Ground rentDoubling clauses kill mortgageability£150/yr
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 miMed · CV 11.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,340
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£9,143
Acquisition costs
25% deposit£60,000
Stamp duty£14,300
Refurb£9,982
Legal + survey£2,000
Mortgage + broker£4,600
Cash needed£90,882
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
Set in a picturesque conservation area in Loose, this beautifully presented two-bedroom house offers a tranquil setting within a secure gated development and is offered with no onward chain.
The well-planned accommodation comprises a spacious open-plan living, dining and kitchen area on the ground floor, with two good-sized bedrooms and a family bathroom upstairs.
Externally, the property benefits from a private courtyard garden within the communal grounds, a front garden,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice