3 Heath Road, Maidstone, Kent, ME16 9LQ

Description

A five-bedroom House of Multiple Occupation located in an established residential area on the outskirts of Maidstone offering easy access into the town centre with its various national retailers as well as local schools, supermarkets and other further amenities.

Accommodation

Lower Ground Floor: Cellar. Ground Floor: Entrance hall, dining room, living room, kitchen and bathroom with W.C. Rooms A & B. First Floor: Two bathrooms with W.C.s. Rooms C & E. Second Floor: Room D accessed via the first floor.

Location

Established residential area on the outskirts of Maidstone, with easy access into the town centre, national retailers, local schools, supermarkets and other further amenities.

Tenure / Property Information

Investment Analysis

Evidence gives completed sales for the subject at £300,000 in January 2020, and nearby Heath Road sales at £245,000 in 2020 and £272,000 in 2021. The same-address £98,500 sale in June 2026 is materially inconsistent with the other evidence and should be verified. A cautious evidence-based GDV range is £245,000–£300,000, with £272,000 used as the base scenario rather than treating the older £300,000 sale as current market value. The guide is £260,000, before unspecified non-optional fees, taxes and any works.

Investment Snapshot

Strategy Recommendation

Consider as an income-led BTL/HMO acquisition only after verifying the tenancy income, HMO compliance, EPC requirements, fees and condition. Do not rely on a flip or BRRRR strategy without a supported works budget and stronger current valuation evidence.

Works Required

No quantified refurbishment scope or condition evidence is supplied. Before bidding, verify the EPC E position, HMO licensing and compliance, fire-safety provisions, bathrooms, kitchen, heating and general condition; no works allowance can be responsibly estimated from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £272,000 base GDV, 75% refinancing is approximately £204,000. This is £56,000 below the guide price alone, before buyer fees, taxes, works and finance costs. With no supported refurbishment budget or total acquisition cost, the refinance outcome and cash left in cannot be established.

Buy-to-Let Analysis

The five stated room rents total £2,950 pcm or £35,400 annually. Against the £260,000 guide, this indicates a 13.62% gross yield before operating costs, finance, tax, fees, voids and compliance expenditure. The property is currently let under Assured Periodic Tenancies, which supports an income-led strategy, but passing-rent verification, tenancy documentation, HMO licensing and expense information are required.

Flip Analysis

At the £272,000 base GDV, the spread over the £260,000 guide is only £12,000 before buyer fees, taxes, works, finance and selling costs. The £245,000 low-GDV case is below the guide, while the £300,000 high case relies on an older 2020 subject sale. A reliable flip surplus cannot therefore be calculated.

Investor Risks & Due Diligence

• EPC rating E may require improvement expenditure or affect letting/refinancing options.

• HMO licensing and regulatory compliance status are not supplied.

• The £98,500 June 2026 sale at the same address conflicts materially with the older subject and nearby sales and requires verification.

• Buyer administration and other non-optional fees, Stamp Duty, Land Registry costs and VAT may be payable but are not quantified.

• No condition survey, refurbishment budget, operating expenses, finance costs or selling costs are supplied.

• Current room rents are stated passing rents, but tenancy documentation, arrears position and tenancy continuity are not evidenced.

Recommendation

Consider as an income-led BTL/HMO acquisition only after verifying the tenancy income, HMO compliance, EPC requirements, fees and condition. Do not rely on a flip or BRRRR strategy without a supported works budget and stronger current valuation evidence.

Strategy Rating

Analysis Confidence

Current room rents, tenure, occupancy and several completed sales are supplied, but the valuation evidence is dated and contradictory, while works, fees, operating costs, licensing status and condition are not provided.