Skip to main contenthow this is calculated →
Year 5 disposal
BMV -4%
⊞ View all 14
33/ 100
Weak
6.31% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -4% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£178/mo — mildly negative — equity build may cover
- -1.5% 5y IRR — capital outlay disproportionate to returns
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£178/mo
You top up £178/mo
Price vs market
Below market value
-4% vs 12 sold · interior unseen
Return · IRR
-1.5%/yr
Loses money over 5 years
Cash left in
£171K
Stays in after refinancing at value
Price £460KCash to buy £185KReturn before costs on price · Rent by the room 6.31%5-yr return on cash 0%Rent est. £2,361 (£2,232–£2,497)
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: £2,232–£2,497/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £115,000
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 (£17,630–£32,908 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £345,000 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£178
after mortgage, operating costs & tax
Rent in£2,361/mo gross
£2,270/mo collected · £91/mo lost to voids
Where it goes
£1,869Mortgage£579Costs
Outgoings exceed rent — you top up £178/mo
Mortgage£1,869
Costs£579
Management£236
Maintenance£50
Insurance£40
CapEx reserve£118
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£24
Tax—
Shortfall−£178
Returns
Return before costs on price6.16%
Cash return on cash-1.16%
Gross margin£1,691
Cash needed£184,556
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.21
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £28,332 | £6,952 | £22,425 | £0 | £0 | -£1,045 | -£1,045 |
| Year 2 | £29,182 | £7,160 | £22,425 | £0 | £0 | -£403 | -£1,448 |
| Year 3 | £30,057 | £7,375 | £22,425 | £0 | £49 | £208 | -£1,240 |
| Year 4 | £30,959 | £7,596 | £22,425 | £0 | £178 | £760 | -£480 |
| Year 5 | £31,888 | £7,824 | £22,425 | £0 | £311 | £1,328 | £847 |
Disposal gain (gross)-£26,476
CGT£0
Net Disposal proceeds£495,180
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable67% likely
Confidence: medium
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~2.0% within 100m (2 known HMOs) — below the 10% threshold
- local council HMO approval rate 66% (757 decisions)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- NO licensed-HMO register published by this council — the count below reflects granted planning decisions only and materially understates actual HMO density
Rent by the room concentration nearby
≈2.0% within 100 m vs 10% policy
2 known HMOs within 100 m
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Selective scheme — 17 wards (PROPOSED, awaiting Cabinet approval)
Rates as of May 2026
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
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 profileFamily let
Tenant profilelikely cohortEN1 4LS · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Queen Mary · 15.9 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 2-bath · 1155 sqft · London ×1.4
£41k–£78k
£ per sqft
building cost only
£35–£68
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£11,550–£20,790
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£16,170–£30,030
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history347d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£215,000 in 2005 → £460,000 asking
+114.0%in 21y
- 2005£215,000+95.5% in 6y
- 1999£110,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£126/mo · £280/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 | 6.16% | -£178 | £184,556 | 0.5% | Low | Feasible |
| Housing-benefit rent | 4.41% | -£821 | £184,556 | -20.1% | Med | Feasible |
| ⭐ Council lease | 6.16% | +£126 | £184,556 | 7.4% | Low | Feasible |
| Refurb & refinance | 6.16% | -£154 | £216,958 | 1.0% | Med | Feasible |
| Short-stay let / Airbnb | 2.69% | -£1,594 | £184,556 | -51.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £531,058 | 4% | Med | Feasible |
| Rent by the room | 6.31% | -£1,819 | £210,556 | -46.0% | — | Feasible |
Short-let (SA) context304 active short-lets nearby
Short-let market context
- 304 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £1,690/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £1,690
- 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
Local lettings demandby strategyLive area data
Short-stay let25% occupancy
£138/night ADR
Based on 15 short-let comps nearby
Rent by the room conversion upside
-£700/mo cash flow vs Rent it out if converted to Rent by the room
6.26% Return before costs on price converted vs 6.16% as-is
Room mix (3 lettable rooms)
1× Double @ £788/mo1× Single @ £568/mo1× En-suite @ £1,064/mo
≈ £2,419/mo gross room income
As-is Rent it out
Monthly profit-£84
Return before costs on price6.16%
Cash needed£126,898
If converted to Rent by the room
Monthly profit-£784
Return before costs on price6.26%
Cash needed£142,898
Δ vs Rent it out Monthly profit-£700
Show conversion detail
Conversion cost estimate
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 67% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~2.0% within 100m (2 known HMOs) — below the 10% threshold
- local council HMO approval rate 66% (757 decisions)
2 known HMOs within 100 m · ≈2.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£75,660–£140,835full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£5,775–£10,395
- Replumb£4,620–£9,240
- Windows£12,705–£23,100
- Paint + decor£11,550–£20,790
- Flooring£16,170–£30,030
Based on 360 HMO comps within 3.7 km
Comparables
sold within 0.5 miWide · CV 15.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Borough wide
2 known HMOs within 100 m · ≈2.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodOrchardside SchoolNot applicable · Pupil referral unit · EN1 4RL
- GoodRusset House SchoolNot applicable · Community special school · EN1 4JA
- GoodCapel Manor Primary SchoolPrimary · Community school · EN1 4RL
- GoodWorcesters Primary SchoolPrimary · Academy converter · EN1 4UF
- Not ratedCapel Manor College16 plus · Further education · EN1 4RQ
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£28,332
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,134
Exit costs
Projected sale price (5y · 2%/yr growth)£507,877
Capital gain (pre-CGT)£47,877
Sale costs (~2.5%)£12,697
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£847
Rates as of Oct 2024
Acquisition costs
£184,556cash neededPurchase price£460,000
Deposit (25%)£115,000
Stamp duty+5% additional-property surcharge£36,000
Refurb£23,506
Legal + survey£2,150
Mortgage fees£7,900
Total cash neededdeposit + costs (loan covers the rest)£184,556
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Located on a popular residential street, this spacious 1930s extended terrace house offers a fantastic opportunity for families seeking comfort, convenience, and community. Just a short walk from the picturesque Forty Hall Estate with its ample green spaces, the property is perfectly positioned for both relaxation and accessibility.
The home falls within the catchment area of highly regarded local schools, including Worcesters Primary School and Forty Hill CofE Primary Schoo…
Floor plans
Nearby active comparables9 rentals
Comparable rentals
EN1 · same beds + typeMedian nearby: £2,450/mo · 6 of 9 already let+£89 vs our est
- Trinity Avenue, Bush Hill Park, Enfie…3b£2,600/moMay 2026
- Pembroke Avenue, Enfield EN1Let3b£2,400/moMay 2026
- Trinity Avenue, Bush Hill Park, Enfie…Let3b£2,600/moMay 2026
- James Street, Enfield3b£2,150/moMay 2026
- Lincoln Road, London, EN13b£2,350/moMay 2026
- Haileybury Avenue, Enfield, EN1Let3b£2,350/moMay 2026
- Millais Road, Enfield, EN1Let3b£2,450/moApr 2026
- Edenbridge Road, Enfield, EN1Let3b£2,600/moApr 2026
- Edenbridge Road, Enfield, EN1Let3b£2,600/moMay 2026
Other deals nearby
EN1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Kings Group
About this listing
347 days · RightmovePrice history
5-year price trend
Monthly profit
−£178
Cash needed
£185K
Return after costs
-1.16%
IRR
-1.45%
Listed 347d ago
42, TYNEMOUTH DRIVE, ENFIELD, EN1 4LS
✓ Verified address
terraced · 3 bed · 2 bath · 893 sqft (EPC)
£460,000
est £2,361 · 6.16% gross
EPC D
Priced below market
1 / 14
33/100
Marginal
6.31% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -4% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£460K
4% below sold comps
Return before costs (best)
6.31%
Rent by the room
Bedrooms
3
2 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £2,232–£2,497/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £115,000
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 (£17,630–£32,908 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £345,000 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£178
after mortgage, operating costs & tax
Rent in£2,361/mo gross
£2,270/mo collected · £91/mo lost to voids
Where it goes
£1,869Mortgage£579Costs
Outgoings exceed rent — you top up £178/mo
Mortgage£1,869
Costs£579
Management£236
Maintenance£50
Insurance£40
CapEx reserve£118
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£24
Tax—
Shortfall−£178
Returns
Return before costs on price6.16%
Cash return on cash-1.16%
Gross margin£1,691
Cash needed£184,556
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.21
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context304 active short-lets nearby
Short-let market context
- 304 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £1,690/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £1,690
- 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 | £28,332 | £6,952 | £22,425 | £0 | £0 | -£1,045 | -£1,045 |
| Year 2 | £29,182 | £7,160 | £22,425 | £0 | £0 | -£403 | -£1,448 |
| Year 3 | £30,057 | £7,375 | £22,425 | £0 | £49 | £208 | -£1,240 |
| Year 4 | £30,959 | £7,596 | £22,425 | £0 | £178 | £760 | -£480 |
| Year 5 | £31,888 | £7,824 | £22,425 | £0 | £311 | £1,328 | £847 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 15.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,485
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£847
Acquisition costs
25% deposit£115,000
Stamp duty£36,000
Refurb£23,506
Legal + survey£2,150
Mortgage + broker£7,900
Cash needed£184,556
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
Located on a popular residential street, this spacious 1930s extended terrace house offers a fantastic opportunity for families seeking comfort, convenience, and community. Just a short walk from the picturesque Forty Hall Estate with its ample green spaces, the property is perfectly positioned for both relaxation and accessibility.
The home falls within the catchment area of highly regarded local schools, including Worcesters Primary School and Forty Hill CofE Primary Schoo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice