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Year 5 disposal
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80/ 100
Strong
10.14% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.03% return before costs — above-market
- 10.1% Rent by the room return before costs (net 5.21% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- 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
+£30/mo
Barely breaks even each month
Price vs market
Above comparable sales
+22% vs 12 sold
Return · IRR
0.4%/yr
Modest annualised return
Cash to get in
£121K
Deposit + fees + refurb
Price £285KReturn before costs on price · Rent by the room 10.14%5-yr return on cash 8%Rent est. £1,906 (£1,804–£2,014)
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: £1,804–£2,014/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £71,250
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 (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £213,750 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
+£30
after mortgage, operating costs & tax
Rent in£1,906/mo gross
£1,833/mo collected · £73/mo lost to voids
Where it goes
£1,158Mortgage£638Costs
£30/mo left as profit · 2% of rent kept
Mortgage£1,158
Costs£638
Management£191
Maintenance£67
Insurance£28
CapEx reserve£95
Voids + council tax£7
Service charge + ground rent£127
Ltd co. accounts£104
Selective licensing£19
Tax£7
Profit+£30
Returns
Return before costs on price8.03%
Cash return on cash0.30%
Gross margin£1,195
Cash needed£121,056
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
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 | £22,872 | £7,657 | £13,894 | £0 | £251 | £1,070 | £1,070 |
| Year 2 | £23,558 | £7,887 | £13,894 | £0 | £338 | £1,440 | £2,510 |
| Year 3 | £24,265 | £8,123 | £13,894 | £0 | £427 | £1,821 | £4,331 |
| Year 4 | £24,993 | £8,367 | £13,894 | £0 | £519 | £2,213 | £6,545 |
| Year 5 | £25,743 | £8,618 | £13,894 | £0 | £614 | £2,617 | £9,162 |
Disposal gain (gross)-£22,735
CGT£0
Net Disposal proceeds£306,796
What we verified
What we verified
42064 ok · 2 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below 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 HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% 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.
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 ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band 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 cohortEN1 1EG · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 13.6 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
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
Price & sale history334d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£163,000 in 2008 → £285,000 asking
+74.8%in 18y
- 2008£163,000+365.8% in 12y
- 1996£34,995—
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 — +£249/mo · £204/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 | 8.03% | +£30 | £121,056 | 7.6% | Low | Feasible |
| Housing-benefit rent | 7.12% | -£242 | £121,056 | -2.4% | Med | Feasible |
| ⭐ Council lease | 8.03% | +£249 | £121,056 | 16.0% | Low | Feasible |
| Refurb & refinance | 8.03% | +£45 | £144,708 | 7.0% | Med | Feasible |
| Short-stay let / Airbnb | 3.05% | -£1,143 | £121,056 | -56.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£326 | £338,933 | 1% | Med | Feasible |
| Rent by the room | 10.14% | -£1,325 | £147,056 | -46.3% | — | Feasible |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 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 let14% occupancy
£167/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
-£287/mo cash flow vs Rent it out if converted to Rent by the room
10.11% Return before costs on price converted vs 8.03% as-is
Room mix (3 lettable rooms)
1× Double @ £802/mo1× Single @ £618/mo1× En-suite @ £988/mo
≈ £2,408/mo gross room income
As-is Rent it out
Monthly profit+£187
Return before costs on price8.03%
Cash needed£83,148
If converted to Rent by the room
Monthly profit-£101
Return before costs on price10.11%
Cash needed£99,148
Δ vs Rent it out Monthly profit-£287
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
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 66% (757 decisions)
≈0.0% 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 1601 HMO comps within 2.1 km
Comparables
sold within 0.5 miWide · CV 29.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Borough wide
≈0.0% 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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedBush Hill Park Primary SchoolPrimary · Community school · EN1 1DS
- Not ratedGeorge Spicer Primary SchoolPrimary · Community school · EN1 1YF
- Not ratedKingsmead SchoolSecondary · Academy converter · EN1 1YQ
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£22,872
Section 24 credit£0
Annual tax due£251
Post-tax Monthly profit annual£191
Exit costs
Projected sale price (5y · 2%/yr growth)£314,663
Capital gain (pre-CGT)£29,663
Sale costs (~2.5%)£7,867
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£9,162
Rates as of Oct 2024
Acquisition costs
£121,056cash neededPurchase price£285,000
Deposit (25%)£71,250
Stamp duty+5% additional-property surcharge£18,500
Refurb£23,506
Legal + survey£2,525
Mortgage fees£5,275
Total cash neededdeposit + costs (loan covers the rest)£121,056
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Offered chain free, this spacious three bedroom split level first floor maisonette is ideally situated in the heart of Bush Hill Park. Perfectly positioned for convenience, the property lies within easy reach of local bus routes and just 0.3 miles from Bush Hill Park Station and 0.5 miles from Southbury Station, both providing direct links into the City.
A fantastic choice for families, the home sits within the catchment area of several highly regarded schools, including Bus…
Floor plans
Nearby active comparables3 rentals · 4 deals
Comparable rentals
EN1 · same beds + typeMedian nearby: £3,300/mo · 3 of 3 already let+£1,394 vs our est
- Forsyth Place, EnfieldLet3b£1,800/moMay 2026
- Wellington Road, EnfieldLet3b£3,300/moDec 2025
- Wellington Road, Enfield EN1Let3b£3,300/moMay 2026
Listing metarightmove · Kings Group
About this listing
334 days · RightmovePrice history
5-year price trend
Monthly profit
+£30
Cash needed
£121K
Return after costs
0.30%
IRR
0.42%
Listed 334d ago
87, ROMAN WAY, ENFIELD, EN1 1EG
✓ Verified address
flat · 3 bed · 2 bath · 775 sqft (EPC)
£285,000
est £1,906 · 8.03% gross
Chain freeEPC C
1 / 19
80/100
Strong
10.14% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.03% Return before costs — above-market
10.1% Rent by the room Return before costs — conversion play
Chain free
Price
£285K
22% above sold comps
Return before costs (best)
10.14%
Rent by the room
Bedrooms
3
2 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: £1,804–£2,014/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £71,250
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 (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £213,750 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
+£30
after mortgage, operating costs & tax
Rent in£1,906/mo gross
£1,833/mo collected · £73/mo lost to voids
Where it goes
£1,158Mortgage£638Costs
£30/mo left as profit · 2% of rent kept
Mortgage£1,158
Costs£638
Management£191
Maintenance£67
Insurance£28
CapEx reserve£95
Voids + council tax£7
Service charge + ground rent£127
Ltd co. accounts£104
Selective licensing£19
Tax£7
Profit+£30
Returns
Return before costs on price8.03%
Cash return on cash0.30%
Gross margin£1,195
Cash needed£121,056
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 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 | £22,872 | £7,657 | £13,894 | £0 | £251 | £1,070 | £1,070 |
| Year 2 | £23,558 | £7,887 | £13,894 | £0 | £338 | £1,440 | £2,510 |
| Year 3 | £24,265 | £8,123 | £13,894 | £0 | £427 | £1,821 | £4,331 |
| Year 4 | £24,993 | £8,367 | £13,894 | £0 | £519 | £2,213 | £6,545 |
| Year 5 | £25,743 | £8,618 | £13,894 | £0 | £614 | £2,617 | £9,162 |
Rent by the room upside
What we verified
7106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeLeasehold
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£1,516/yr
Ground rentDoubling clauses kill mortgageability£10/yr
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 29.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,779
Annual rental tax£84
CGT yr 5£0 · company level
5y net total£9,162
Acquisition costs
25% deposit£71,250
Stamp duty£18,500
Refurb£23,506
Legal + survey£2,525
Mortgage + broker£5,275
Cash needed£121,056
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
Offered chain free, this spacious three bedroom split level first floor maisonette is ideally situated in the heart of Bush Hill Park. Perfectly positioned for convenience, the property lies within easy reach of local bus routes and just 0.3 miles from Bush Hill Park Station and 0.5 miles from Southbury Station, both providing direct links into the City.
A fantastic choice for families, the home sits within the catchment area of several highly regarded schools, including Bus…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice