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Year 5 disposal
BMV -69%
⊞ View all 10
18/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Monthly profit +£426/mo from completion — the no.1 reason to invest
- Priced below market -69% vs 12 nearby sold (last 12 mo) — instant equity
- 12.7% 5y IRR — strong total return on capital
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- 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
+£426/mo
Pays you every month, net of costs
Price vs market
Below market value
-69% vs 12 sold · interior unseen
Return · IRR
12.7%/yr
Solid annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £95KCash to buy £43K5-yr return on cash 74%Rent est. £1,595 (£1,400–£1,595)
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: £1,400–£1,595/mo · n=3
Financing
DepositYour cash in — the rest is the mortgage25% · £23,625
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 £70,875 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
+£426
after mortgage, operating costs & tax
Rent in£1,595/mo gross
£1,534/mo collected · £61/mo lost to voids
Where it goes
£384Mortgage£624Costs£426Your profit
£426/mo left as profit · 28% of rent kept
Mortgage£384
Costs£624
Management£160
Maintenance£67
Insurance£20
CapEx reserve£80
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£14
Tax£100
Profit+£426
Returns
Return before costs on price20.25%
Cash return on cash11.95%
Gross margin£909
Cash needed£42,750
Monthly profit payback8y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.99
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 | £19,140 | £7,492 | £4,607 | £0 | £1,338 | £5,704 | £5,704 |
| Year 2 | £19,714 | £7,716 | £4,607 | £0 | £1,404 | £5,987 | £11,691 |
| Year 3 | £20,306 | £7,948 | £4,607 | £0 | £1,473 | £6,278 | £17,969 |
| Year 4 | £20,915 | £8,186 | £4,607 | £0 | £1,543 | £6,579 | £24,547 |
| Year 5 | £21,542 | £8,432 | £4,607 | £0 | £1,616 | £6,888 | £31,435 |
Disposal gain (gross)-£9,480
CGT£0
Net Disposal proceeds£101,727
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
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 cohortHA0 1RQ · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 9.7 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
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 history634d on marketno cuts yet
Strategy matrix
Council lease wins — +£608/mo · £171/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 20.25% | +£426 | £42,750 | 73.5% | Low | Feasible |
| Housing-benefit rent | 13.93% | +£46 | £42,750 | 19.8% | Med | Feasible |
| ⭐ Council lease | 20.25% | +£608 | £42,750 | 93.4% | Low | Feasible |
| Refurb & refinance | 20.25% | +£437 | £51,468 | 62.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £115,200 | -2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA North West London · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North West London
- LHA monthly cap:
- £1,097
- Scheme type:
- leasing
- 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
Rent by the room conversion upside
-£64/mo cash flow vs Rent it out if converted to Rent by the room
30.48% Return before costs on price converted vs 20.25% as-is
As-is Rent it out
Monthly profit+£585
Return before costs on price20.25%
Cash needed£35,523
If converted to Rent by the room
Monthly profit+£521
Return before costs on price30.48%
Cash needed£51,523
Δ vs Rent it out Monthly profit-£64
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 26.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- OutstandingVicar's Green Primary SchoolPrimary · Community school · HA0 1DP
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£19,140
Section 24 credit£0
Annual tax due£1,338
Post-tax Monthly profit annual£4,967
Exit costs
Projected sale price (5y · 2%/yr growth)£104,336
Capital gain (pre-CGT)£9,836
Sale costs (~2.5%)£2,608
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£31,435
Rates as of Oct 2024
Acquisition costs
£42,750cash neededPurchase price£94,500
Deposit (25%)£23,625
Stamp duty+5% additional-property surcharge£4,725
Refurb£9,982
Legal + survey£2,000
Mortgage fees£2,418
Total cash neededdeposit + costs (loan covers the rest)£42,750
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
35% Shared Ownership of this modern fourth floor spacious one bedroom flat located in the heart of the local area of Alperton with a large range of local amenities, including supermarkets and local shops all with in a short walk. The contemporary open plan space with its floor to ceiling windows, has a fully fitted kitchen with white units and black worktops. The kitchen comes with a range of integrated appliances and laminated flooring with underfloor heating in the living…
Floor plans
Nearby active comparables3 rentals · 5 deals
Comparable rentals
HA0 · same beds + typeMedian nearby: £1,595/mo · 3 of 3 already let+£0 vs our est
- Williams Way, Wembley, HA0Let1b£1,900/moMay 2026
- Williams Way, Wembley, HA0Let1b£1,595/moMay 2026
- Bridgewater Road, Wembley, HA0Let1b£1,400/moMay 2026
Listing metarightmove · Castle Residential
About this listing
634 days · RightmovePrice history
5-year price trend
Monthly profit
+£426
Cash needed
£43K
Return after costs
11.95%
IRR
12.70%
Listed 634d ago
Hatton Road, Wembley, HA0
flat · 1 bed · 1 bath
£94,500
est £1,595
Priced below market
1 / 10
18/100
Marginal
No rent data — verify locally before offering.
Priced below market -69% vs 12 nearby sold (last 12 mo)
Monthly profit +£426/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
Price
£95K
69% below sold comps
Return before costs
—
est rent £1,595/monot enough comparablesRange £1,400–£1,595/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Shared ownership
Restricted resale; staircasing required
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: £1,400–£1,595/mo · n=3
Financing
DepositYour cash in — the rest is the mortgage25% · £23,625
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 £70,875 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
+£426
after mortgage, operating costs & tax
Rent in£1,595/mo gross
£1,534/mo collected · £61/mo lost to voids
Where it goes
£384Mortgage£624Costs£426Your profit
£426/mo left as profit · 28% of rent kept
Mortgage£384
Costs£624
Management£160
Maintenance£67
Insurance£20
CapEx reserve£80
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£14
Tax£100
Profit+£426
Returns
Return before costs on price20.25%
Cash return on cash11.95%
Gross margin£909
Cash needed£42,750
Monthly profit payback8y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.99
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA North West London · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North West London
- LHA monthly cap:
- £1,097
- Scheme type:
- leasing
- 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 | £19,140 | £7,492 | £4,607 | £0 | £1,338 | £5,704 | £5,704 |
| Year 2 | £19,714 | £7,716 | £4,607 | £0 | £1,404 | £5,987 | £11,691 |
| Year 3 | £20,306 | £7,948 | £4,607 | £0 | £1,473 | £6,278 | £17,969 |
| Year 4 | £20,915 | £8,186 | £4,607 | £0 | £1,543 | £6,579 | £24,547 |
| Year 5 | £21,542 | £8,432 | £4,607 | £0 | £1,616 | £6,888 | £31,435 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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
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 26.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£921
Annual rental tax£1,198
CGT yr 5£0 · company level
5y net total£31,435
Acquisition costs
25% deposit£23,625
Stamp duty£4,725
Refurb£9,982
Legal + survey£2,000
Mortgage + broker£2,418
Cash needed£42,750
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
35% Shared Ownership of this modern fourth floor spacious one bedroom flat located in the heart of the local area of Alperton with a large range of local amenities, including supermarkets and local shops all with in a short walk. The contemporary open plan space with its floor to ceiling windows, has a fully fitted kitchen with white units and black worktops. The kitchen comes with a range of integrated appliances and laminated flooring with underfloor heating in the living…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice