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Year 5 disposal
BMV -61%
⊞ View all 21
85/ 100
Strong
Strong investment fundamentals.
Why it works
- Monthly profit +£376/mo from completion — the no.1 reason to invest
- 21.81% return before costs — above-market
- Priced below market -61% vs 12 nearby sold (last 12 mo) — instant equity
- 11.4% 5y IRR — strong total return on capital
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
+£376/mo
Pays you every month, net of costs
Price vs market
Below market value
-61% vs 12 sold · interior unseen
Return · IRR
11.4%/yr
Solid annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £93KCash to buy £42KReturn before costs on price 21.81%5-yr return on cash 67%Rent est. £1,686 (£1,554–£1,829)
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: £1,554–£1,829/mo · n=88
Financing
DepositYour cash in — the rest is the mortgage25% · £23,188
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 £69,562.5 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£376
after mortgage, operating costs & tax
Rent in£1,686/mo gross
£1,621/mo collected · £65/mo lost to voids
Where it goes
£377Mortgage£780Costs£376Your profit
£376/mo left as profit · 23% of rent kept
Mortgage£377
Costs£780
Management£169
Maintenance£67
Insurance£20
CapEx reserve£84
Voids + council tax£7
Service charge + ground rent£329
Ltd co. accounts£104
Tax£88
Profit+£376
Returns
Return before costs on price21.81%
Cash return on cash10.69%
Gross margin£841
Cash needed£42,199
Monthly profit payback9y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress4.30
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 | £20,232 | £9,362 | £4,522 | £0 | £1,206 | £5,143 | £5,143 |
| Year 2 | £20,839 | £9,643 | £4,522 | £0 | £1,268 | £5,407 | £10,549 |
| Year 3 | £21,464 | £9,932 | £4,522 | £0 | £1,332 | £5,679 | £16,228 |
| Year 4 | £22,108 | £10,230 | £4,522 | £0 | £1,398 | £5,959 | £22,187 |
| Year 5 | £22,771 | £10,537 | £4,522 | £0 | £1,465 | £6,248 | £28,435 |
Disposal gain (gross)-£9,527
CGT£0
Net Disposal proceeds£99,843
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold119 yr
Tenure & planning119 yr
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 cohortIG1 2ZR · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 8.4 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
1-bed · 1-bath · 735 sqft · London ×1.4
£26k–£51k
£ per sqft
building cost only
£36–£70
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£7,350–£13,230
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,290–£19,110
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history689d on marketno cuts yet
Strategy matrix
Council lease wins — +£571/mo · £195/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 21.81% | +£376 | £42,199 | 67.4% | Low | Feasible |
| Housing-benefit rent | 12.90% | -£160 | £42,199 | -9.3% | Med | Feasible |
| ⭐ Council lease | 21.81% | +£571 | £42,199 | 88.9% | Low | Feasible |
| Refurb & refinance | 21.81% | +£376 | £50,829 | 55.9% | Med | Feasible |
| Short-stay let / Airbnb | 18.81% | -£53 | £42,199 | -4.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£520 | £113,363 | -3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £997/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £997
- Scheme type:
- PSL
- Premium:
- +500% 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 let25% occupancy
£194/night ADR
Based on 14 short-let comps nearby
Rent by the room conversion upside
-£124/mo cash flow vs Rent it out if converted to Rent by the room
31.05% Return before costs on price converted vs 21.81% as-is
As-is Rent it out
Monthly profit+£650
Return before costs on price21.81%
Cash needed£35,086
If converted to Rent by the room
Monthly profit+£527
Return before costs on price31.05%
Cash needed£51,086
Δ vs Rent it out Monthly profit-£124
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miWide · CV 46.5%Med confidence
Loading 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
- OutstandingLoxford SchoolAll-through · Academy converter · IG1 2UT
- GoodWinston Way AcademyPrimary · Academy converter · IG1 2WS
- GoodWoodlands Primary SchoolPrimary · Community school · IG1 2PY
- Not ratedThe Constance Bridgeman CentreNot applicable · Pupil referral unit · IG1 2UT
- Not ratedUphall Primary SchoolPrimary · Community school · IG1 2JD
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£20,232
Section 24 credit£0
Annual tax due£1,206
Post-tax Monthly profit annual£4,364
Exit costs
Projected sale price (5y · 2%/yr growth)£102,403
Capital gain (pre-CGT)£9,653
Sale costs (~2.5%)£2,560
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£28,435
Rates as of Oct 2024
Acquisition costs
£42,199cash neededPurchase price£92,750
Deposit (25%)£23,188
Stamp duty+5% additional-property surcharge£4,638
Refurb£9,982
Legal + survey£2,000
Mortgage fees£2,391
Total cash neededdeposit + costs (loan covers the rest)£42,199
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This modern one-bedroom apartment, located on the sixth floor of the highly desirable Ilford Works Development, offers a stylish and spacious living space. The entrance hallway features a large storage cupboard and includes the added convenience of an integrated washing machine and tumble dryer.
The generously-sized bedroom includes a built-in wardrobe and offers plenty of room for a home office setup. The open-plan kitchen and living area flow seamlessly onto a private balc…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
IG1 · same beds + typeMedian nearby: £1,575/mo · 16 of 20 already let-£111 vs our est
- Ilford Hill, Ilford, IG11b£1,600/moMay 2026
- Staines Road, Ilford IG1Let1b£1,600/moMay 2026
- Valentines Road, Ilford, IG1Let1b£1,550/moMay 2026
- at London, Orion House 104-106 Cranbr…Let1b£1,500/moMay 2026
- Mallard Court , Ley Street IG1Let1b£1,350/moMay 2026
- Carlton House, High Road, Ilford, IG11b£1,475/moMay 2026
- 261a Cranbrook Road, Ilford, Ilford,…1b£1,300/moMay 2026
- Flat 509, Concert House, 62 Roden Str…Let1b£1,800/moMay 2026
- 62 Roden Street Ilford IG1Let1b£1,800/moMay 2026
- The Picture House, Ilford.Let1b£1,875/moMay 2026
- The Picture House, Ilford, IG1.Let1b£1,800/moMay 2026
- The Picture House, Ilford.Let1b£1,800/moMay 2026
- Pioneer Point, Ilford, London, IG1Let1b£1,650/moMay 2026
- Valentines Road, Ilford, IG1Let1b£1,550/moMay 2026
- Valentines House, Ilford, IG11b£1,650/moMay 2026
- Flat 144, Aquifer House, 10 Mill Road…Let1b£1,760/moMay 2026
- Mallard Court , Ley Street IG1Let1b£1,350/moMay 2026
- Selborne Road, Ilford IG1Let1b£1,200/moMay 2026
- Ilford Lane, Ilford IG1Let1b£1,350/moMay 2026
- Centreway, Ilford, IG1Let1b£1,500/moMay 2026
Listing metarightmove · Southern Housing (RES)
About this listing
689 days · RightmovePrice history
5-year price trend
Monthly profit
+£376
Cash needed
£42K
Return after costs
10.69%
IRR
11.40%
Listed 689d ago
Flat 610 Atkins House, Ilford, IG1 2ZR
flat · 1 bed · 1 bath
£92,750
est £1,686 · 21.81% gross
Leasehold 119yr
Priced below market
1 / 21
85/100
Strong
Real 21.81% — fundamentals work.
Priced below market -61% vs 12 nearby sold (last 12 mo)
Monthly profit +£376/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
21.81% Return before costs — above-market
Price
£93K
61% below sold comps
Return before costs
21.81%
est rent £1,686/monot enough comparablesRange £1,554–£1,829/mo (Q1–Q3)
Bedrooms
1
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: £1,554–£1,829/mo · n=88
Financing
DepositYour cash in — the rest is the mortgage25% · £23,188
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 £69,562.5 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£376
after mortgage, operating costs & tax
Rent in£1,686/mo gross
£1,621/mo collected · £65/mo lost to voids
Where it goes
£377Mortgage£780Costs£376Your profit
£376/mo left as profit · 23% of rent kept
Mortgage£377
Costs£780
Management£169
Maintenance£67
Insurance£20
CapEx reserve£84
Voids + council tax£7
Service charge + ground rent£329
Ltd co. accounts£104
Tax£88
Profit+£376
Returns
Return before costs on price21.81%
Cash return on cash10.69%
Gross margin£841
Cash needed£42,199
Monthly profit payback9y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress4.30
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £997/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £997
- Scheme type:
- PSL
- Premium:
- +500% 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 | £20,232 | £9,362 | £4,522 | £0 | £1,206 | £5,143 | £5,143 |
| Year 2 | £20,839 | £9,643 | £4,522 | £0 | £1,268 | £5,407 | £10,549 |
| Year 3 | £21,464 | £9,932 | £4,522 | £0 | £1,332 | £5,679 | £16,228 |
| Year 4 | £22,108 | £10,230 | £4,522 | £0 | £1,398 | £5,959 | £22,187 |
| Year 5 | £22,771 | £10,537 | £4,522 | £0 | £1,465 | £6,248 | £28,435 |
Rent by the room upside
What we verified
3307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining119 yr
HeritageListed building / conservation areaNot stated on the listing
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£3,644.4/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 miWide · CV 46.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£904
Annual rental tax£1,058
CGT yr 5£0 · company level
5y net total£28,435
Acquisition costs
25% deposit£23,188
Stamp duty£4,638
Refurb£9,982
Legal + survey£2,000
Mortgage + broker£2,391
Cash needed£42,199
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
This modern one-bedroom apartment, located on the sixth floor of the highly desirable Ilford Works Development, offers a stylish and spacious living space. The entrance hallway features a large storage cupboard and includes the added convenience of an integrated washing machine and tumble dryer.
The generously-sized bedroom includes a built-in wardrobe and offers plenty of room for a home office setup. The open-plan kitchen and living area flow seamlessly onto a private balc…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice