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Flat · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 61% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
🔨 Refurb Cost Estimate
Estimated (no AI photo score yet) · South East rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £4,800 |
| Bathroom | £3,500 |
| Living Room | £2,050 |
| Master Bedroom | £2,400 |
| Bedroom 2 | £2,400 |
| Entrance Hall | £500 |
| Total Estimated Refurb | £15,000 |
⚠ Indicative estimates only. Based on photo condition score and regional benchmarks for a typical 2–3 bed property. Always obtain contractor quotes before committing to a refurb budget. Photo AI may over-flag minor cosmetic issues.
🔧 Local Trades
| Trade | Name | Phone | |
|---|---|---|---|
| builder | Builders in Rochester, Kent: City Way Construction | 07979 510371 | — |
| decorator | WR Decorating: Painters and Decorators Medway | Decorating ... | +44-1634-510-221 | — |
| photographer | Medway Wedding Photographer - Moment Photography | 0220908-1916 | — |
Property Details
- Asking Price
- £80,500
- Property Type
- Flat
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 600–700 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Comparable Sales in this postcode sector
🔍 Filtered to 1-3-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| Sector sale 1 | Flat | 1 | — | — | — | — |
| Sector sale 2 | Flat | 1 | — | — | — | — |
| Sector sale 3 | Flat | 3 | — | — | — | — |
| Sector sale 4 | Flat | 2 | — | — | — | — |
| Sector sale 5 | Flat | 2 | — | — | — | — |
| Sector sale 6 | Flat | 2 | — | — | — | — |
| Sector sale 7 | Flat | 1 | — | — | — | — |
| Sector sale 8 | Flat | 2 | — | — | — | — |
| Sector sale 9 | Flat | 2 | — | — | — | — |
| Sector sale 10 | Flat | 2 | — | — | — | — |
■ Above subject ■ Below subject
Based on 10 comparable sales — Full Range (grey) · Typical IQR (blue) · Fair Value CI (light blue) · | Median · | Mean · Asking (▲)
ⓘ Bedroom counts are estimated from EPC records or floor area, since Land Registry sales don’t record bedrooms directly.
Location
Motivated Seller Analysis
Standard — 2/10Behavioural signals: Below market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £251 |
| ICR (actual) | 4.69x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £80,500 |
| Deposit (25% — 75% LTV) | £20,125 |
| SDLT (additional property, 5% surcharge) | £4,025 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £27,149 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
Tests lender affordability (rent vs. mortgage interest) — a different calculation from the BRRR Strategy card above, which tests capital recycled via refinance.
| Purchase price | £80,500 | Loan (75% LTV) | £60,375 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £277 |
| Rent needed (1.5×) | £415/mo | Estimated rent | £1,177/mo |
| Stress ratio | 4.25× (need ≥ 1.5×) +£762 surplus | ||
Assumptions: 75% LTV · 5.5% interest only · 1.5× rent coverage (standard lender requirement). Actual lender criteria vary — verify with your broker.
Exit Strategy
Capital appreciation projections at 2.5% pa (a flat UK-wide assumption — not adjusted for this property's specific location). Assumes 75% LTV interest-only mortgage redeemed on sale. Excludes rental income.
How is this calculated?
This is a simplified projection based on comparable sales data and an estimated refurb cost. It does not currently account for seller motivation signals, nearby planning applications, or the area's wider demographic profile — see the relevant sections elsewhere in this report for those. Not financial advice.
| Est. reno cost | Unknown — score listing |
| GDV (comp median) | £210,000 |
| 75% remortgage | £157,500 |
| Cash left in deal | £0 (100% recycled) |
| Est. BTL cashflow | +£109/mo |
| Gross margin | +£129,500 |
| Reno cost (est.) | –£15,000 |
| Buy + sell costs | –£10,775 |
| Net profit | +£103,725 (295.3% ROI) |
| SA gross/mo | £1,072 |
| SA net/mo | £793 |
| BTL est./mo | £1,177 |
| SA vs BTL uplift | £-105/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £86,690 | +£6,190 | £22,749 | +£2,624 (3.3%) |
| 5 years | £91,078 | +£10,578 | £26,018 | +£5,893 (7.3%) |
| 7 years | £95,689 | +£15,189 | £29,453 | +£9,328 (11.6%) |
Projections: 2.5% pa UK-wide HPI assumption (not location-adjusted), 75% LTV IO mortgage redeemed at sale, 1.5% EA, £1,500 legal, 24% CGT above £3k allowance. Not financial advice.
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📈 Rental Yield & ROI Forecast
Compound-growth projection: 2.5% annual rent growth + 3% capital growth. IO mortgage throughout. For illustration only.
| Year | Est. Rent/yr | Est. Value | Net Income/yr | Cum. Cashflow | Total Return | ROI on Cash Invested |
|---|---|---|---|---|---|---|
| Yr 1 | £14,128 | £82,915 | £9,727 | £6,708 | £9,123 | 32.3% |
| Yr 3 | £14,843 | £87,965 | £10,242 | £20,894 | £28,358 | 100.4% |
| Yr 5 | £15,594 | £93,322 | £10,783 | £36,149 | £48,970 | 173.3% |
| Yr 10 | £17,644 | £108,185 | £12,258 | £79,323 | £107,008 | 378.8% |
| Yr 15 | £19,962 | £125,416 | £13,928 | £130,447 | £175,363 | 620.8% |
| Yr 20 | £22,585 | £145,392 | £15,816 | £190,565 | £255,457 | 904.3% |
| Yr 25 | £25,553 | £168,549 | £17,953 | £260,858 | £348,907 | 1235.1% |
| Yr 30 | £28,911 | £195,395 | £20,371 | £342,665 | £457,560 | 1619.7% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
Planning Applications Nearby (within 0.5 miles)
5 planning applications found within 0.5 miles — 🔒 sign in for references, descriptions and status
View all planning applications on your dashboard →
● Approved ● Pending ● Refused
🌎 Area Profile — South East England ⓘ What are deciles?
📄 Lease Information
Estimated remaining lease: 115 years.
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,000 | 14.9% | 9.1% | £286 | 14.1% |
| Conservative | £1,095 | 16.3% | 10.9% | £452 | 21.4% |
| Base | £1,177 | 17.5% | 12.1% | £559 | 24.7% |
| Optimistic | £1,271 | 18.9% | 13.5% | £677 | 28.6% |
| Bull | £1,389 | 20.7% | 15.2% | £817 | 33.6% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●17.55% |
| Net Yield | ●12.08% |
| Net Annual Income | £9,724 |
| Deductions: void 8% (−£1,130) · mgmt 10% (−£1,413) · maint 10% (−£1,413) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £251 |
| Monthly Cashflow (IO) | ●£559 |
| Cash-on-Cash Return | ●23.74% |
| 5-Year IRR | ●24.7% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £4,025 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £4,025 |
| Section 24 Extra Tax/yr (higher rate) | £604 |
| SPV Annual Saving | £2,240 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £93,322 |
| Less: Purchase Price | −£80,500 |
| Less: Buying Costs (SDLT + legal) | −£6,625 |
| Less: Selling Costs (est. 2.5%) | −£2,333 |
| = CGT Net Gain (5yr) | £3,864 |
| CGT at 24% | £207 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,000 | 14.9% | 9.1% | £286 | 14.1% |
| Conservative | £1,095 | 16.3% | 10.9% | £452 | 21.4% |
| Base | £1,177 | 17.5% | 12.1% | £559 | 24.7% |
| Optimistic | £1,271 | 18.9% | 13.5% | £677 | 28.6% |
| Bull | £1,389 | 20.7% | 15.2% | £817 | 33.6% |
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