Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 6
37/ 100
Weak
8.96% return before costs — verify the rent + comps locally.
Why it works
- 8.96% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Tenure not stated — confirm freehold/leasehold and any lease term before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£17/mo
Barely breaks even each month
Price
£220K
No local sold comps to compare
Return · IRR
0.5%/yr
Modest annualised return
Cash to get in
£84K
Deposit + fees + refurb
Return before costs on price 8.96%5-yr return on cash 8%Rent est. £1,643 (£1,471–£1,835)
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: £1,471–£1,835/mo · n=101
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 £165,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£17
after mortgage, operating costs & tax
Rent in£1,643/mo gross
£1,580/mo collected · £63/mo lost to voids
Where it goes
£894Mortgage£665Costs
£17/mo left as profit · 1% of rent kept
Mortgage£894
Costs£665
Management£164
Maintenance£67
Insurance£28
CapEx reserve£82
Voids + council tax£8
Service charge + ground rent£196
Ltd co. accounts£104
Selective licensing£16
Tax£4
Profit+£17
Returns
Return before costs on price8.96%
Cash return on cash0.24%
Gross margin£914
Cash needed£84,182
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.77
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 | £19,716 | £7,984 | £10,725 | £0 | £191 | £816 | £816 |
| Year 2 | £20,307 | £8,224 | £10,725 | £0 | £258 | £1,101 | £1,916 |
| Year 3 | £20,917 | £8,471 | £10,725 | £0 | £327 | £1,394 | £3,310 |
| Year 4 | £21,544 | £8,725 | £10,725 | £0 | £398 | £1,696 | £5,007 |
| Year 5 | £22,191 | £8,987 | £10,725 | £0 | £471 | £2,008 | £7,015 |
Disposal gain (gross)-£8,057
CGT£0
Net Disposal proceeds£236,825
What we verified
What we verified
31073 ok · 1 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortHA1 1BE · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 14.3 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 history628d on marketno cuts yet
Strategy matrix
Refurb & refinance wins — +£30/mo · £13/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 | 8.96% | +£17 | £84,182 | 8.3% | Low | Feasible |
| Housing-benefit rent | 5.98% | -£489 | £84,182 | -26.7% | Med | Feasible |
| Council lease | 5.98% | -£367 | £84,182 | -23.9% | Low | Feasible |
| ⭐ Refurb & refinance | 8.96% | +£30 | £99,175 | 7.9% | Med | Feasible |
| Short-stay let / Airbnb | 4.15% | -£907 | £84,182 | -64.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£395 | £248,875 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context480 active short-lets nearby
Short-let market context
- 480 active short-let listings in this postcode
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:
- nominee
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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
£101/night ADR
Based on 71 short-let comps nearby
Rent by the room conversion upside
-£95/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 8.96% as-is
As-is Rent it out
Monthly profit+£220
Return before costs on price8.96%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit-£95
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 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodMarlborough Primary SchoolPrimary · Community school · HA1 1UJ
- Not ratedAlpha Preparatory SchoolNot applicable · Other independent school · HA1 1SH
- Not ratedNorbury SchoolPrimary · Community school · HA1 1QQ
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£19,716
Section 24 credit£0
Annual tax due£191
Post-tax Monthly profit annual£57
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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£7,015
Rates as of Oct 2024
Acquisition costs
£84,182cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£9,982
Legal + survey£2,000
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£84,182
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A STONE`S THROW AWAY FROM HARROW ON THE HILL STATION! As you get off the tube at Harrow on the Hill, you will cross over the road and you find yourself at this spacious one bedroom third floor apartment which is above offices. The property boasts a long lease of over 100 years, well presented with a modern fitted kitchen and benefits from no onward chain. Being so close to numerous transport links means having a car isn't necessary for most, however if you do drive parking sp…
Floor plans
Listing metarightmove · Brian Cox
About this listing
628 days · RightmovePrice history
5-year price trend
Monthly profit
+£17
Cash needed
£84K
Return after costs
0.24%
IRR
0.47%
Listed 628d ago
College Road, Harrow
flat · 1 bed · 1 bath
£220,000
est £1,643 · 8.96% gross
EPC C
1 / 6
37/100
Marginal
8.96% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.96% Return before costs — above-market
Price
£220K
Return before costs
8.96%
est rent £1,643/mo101 comps within 500 mRange £1,471–£1,835/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
C
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: £1,471–£1,835/mo · n=101
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 £165,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£17
after mortgage, operating costs & tax
Rent in£1,643/mo gross
£1,580/mo collected · £63/mo lost to voids
Where it goes
£894Mortgage£665Costs
£17/mo left as profit · 1% of rent kept
Mortgage£894
Costs£665
Management£164
Maintenance£67
Insurance£28
CapEx reserve£82
Voids + council tax£8
Service charge + ground rent£196
Ltd co. accounts£104
Selective licensing£16
Tax£4
Profit+£17
Returns
Return before costs on price8.96%
Cash return on cash0.24%
Gross margin£914
Cash needed£84,182
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.77
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context480 active short-lets nearby
Short-let market context
- 480 active short-let listings in this postcode
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:
- nominee
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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 | £19,716 | £7,984 | £10,725 | £0 | £191 | £816 | £816 |
| Year 2 | £20,307 | £8,224 | £10,725 | £0 | £258 | £1,101 | £1,916 |
| Year 3 | £20,917 | £8,471 | £10,725 | £0 | £327 | £1,394 | £3,310 |
| Year 4 | £21,544 | £8,725 | £10,725 | £0 | £398 | £1,696 | £5,007 |
| Year 5 | £22,191 | £8,987 | £10,725 | £0 | £471 | £2,008 | £7,015 |
Rent by the room upside
What we verified
5207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeUnknown
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£2,142.48/yr
Ground rentDoubling clauses kill mortgageability£200/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,145
Annual rental tax£47
CGT yr 5£0 · company level
5y net total£7,015
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£9,982
Legal + survey£2,000
Mortgage + broker£4,300
Cash needed£84,182
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
A STONE`S THROW AWAY FROM HARROW ON THE HILL STATION! As you get off the tube at Harrow on the Hill, you will cross over the road and you find yourself at this spacious one bedroom third floor apartment which is above offices. The property boasts a long lease of over 100 years, well presented with a modern fitted kitchen and benefits from no onward chain. Being so close to numerous transport links means having a car isn't necessary for most, however if you do drive parking sp…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice