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Year 5 disposal
BMV -28%
⊞ View all 15
8/ 100
Weak
4.99% Guaranteed council rent return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -28% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£476/mo — significantly negative — real recurring drain
- -4.1% 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.
- 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
−£476/mo
You top up £476/mo
Price vs market
Below market value
-28% vs 12 sold · interior unseen
Return · IRR
-4.1%/yr
Loses money over 5 years
Cash left in
£40K
Stays in after refinancing at value
Price £390KCash to buy £152KReturn before costs on price · Guaranteed council rent 4.99%5-yr return on cash -13%Rent est. £1,619 (£1,493–£1,756)
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: £1,493–£1,756/mo · n=154
Financing
DepositYour cash in — the rest is the mortgage25% · £97,500
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 (£12,558–£23,442 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £292,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£476
after mortgage, operating costs & tax
Rent in£1,619/mo gross
£1,557/mo collected · £62/mo lost to voids
Where it goes
£1,584Mortgage£449Costs
Outgoings exceed rent — you top up £476/mo
Mortgage£1,584
Costs£449
Management£162
Maintenance£50
Insurance£28
CapEx reserve£81
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£16
Tax—
Shortfall−£476
Returns
Return before costs on price4.98%
Cash return on cash-3.75%
Gross margin£1,108
Cash needed£152,244
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.98
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 | £19,428 | £5,382 | £19,013 | £0 | £0 | -£4,967 | -£4,967 |
| Year 2 | £20,011 | £5,544 | £19,013 | £0 | £0 | -£4,545 | -£9,512 |
| Year 3 | £20,611 | £5,710 | £19,013 | £0 | £0 | -£4,111 | -£13,623 |
| Year 4 | £21,230 | £5,881 | £19,013 | £0 | £0 | -£3,664 | -£17,288 |
| Year 5 | £21,866 | £6,058 | £19,013 | £0 | £0 | -£3,204 | -£20,491 |
Disposal gain (gross)-£18,067
CGT£0
Net Disposal proceeds£419,827
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
from listing
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 profileMixed demand
Tenant profilelikely cohortRM2 5SX · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 17.9 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
2-bed · 1-bath · 945 sqft · London ×1.4
£32k–£60k
£ per sqft
building cost only
£33–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£9,450–£17,010
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,230–£24,570
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 history318d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£360,000 in 2020 → £390,000 asking
+8.3%in 6y
- 2020£360,000+18.0% in 4y
- 2016£305,000+72.3% in 12y
- 2004£177,000—
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 — -£406/mo · £54/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 | 4.98% | -£476 | £152,244 | -13.5% | Low | Feasible |
| Housing-benefit rent | 3.84% | -£854 | £152,244 | -27.9% | Med | Feasible |
| ⭐ Council lease | 4.98% | -£406 | £152,244 | -13.1% | Low | Feasible |
| Refurb & refinance | 4.98% | -£460 | £178,442 | -10.9% | Med | Feasible |
| Short-stay let / Airbnb | 3.45% | -£1,225 | £152,244 | -47.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £444,592 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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 East London · cap £1,247/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,247
- Scheme type:
- other
- Premium:
- +500% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
£149/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
-£98/mo cash flow vs Rent it out if converted to Rent by the room
7.38% Return before costs on price converted vs 4.98% as-is
As-is Rent it out
Monthly profit-£412
Return before costs on price4.98%
Cash needed£109,398
If converted to Rent by the room
Monthly profit-£511
Return before costs on price7.38%
Cash needed£125,398
Δ vs Rent it out Monthly profit-£98
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£59,220–£110,625full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£4,725–£8,505
- Replumb£3,780–£7,560
- Windows£10,395–£18,900
- Paint + decor£9,450–£17,010
- Flooring£13,230–£24,570
Comparables
sold within 0.5 miWide · CV 19.9%Med confidence
Loading 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
- Not ratedGidea Park Preparatory School and NurseryNot applicable · Other independent school · RM2 5JR
- Not ratedGidea Park Primary SchoolPrimary · Community school · RM2 5AJ
- Not ratedSquirrels Heath Primary SchoolPrimary · Community school · RM2 5TP
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£19,428
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,714
Exit costs
Projected sale price (5y · 2%/yr growth)£430,592
Capital gain (pre-CGT)£40,592
Sale costs (~2.5%)£10,765
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-£20,491
Rates as of Oct 2024
Acquisition costs
£152,244cash neededPurchase price£390,000
Deposit (25%)£97,500
Stamp duty+5% additional-property surcharge£29,000
Refurb£16,744
Legal + survey£2,150
Mortgage fees£6,850
Total cash neededdeposit + costs (loan covers the rest)£152,244
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Discover this beautifully presented two bedroom end of terrace home, perfectly positioned just 0.5miles from Gidea Park Station, making it an excellent choice for commuters. Boasting a private driveway, this charming property offers both convenience and curb appeal.
Inside, the home features two spacious double bedrooms, complemented by an additional loft room which could be used as an office or hobby room. The welcoming reception areas are thoughtfully arranged, creating a…
Floor plans
Listing metarightmove · YOUR MOVE Stewart & Co
About this listing
318 days · RightmovePrice history
5-year price trend
Monthly profit
−£476
Cash needed
£152K
Return after costs
-3.75%
IRR
-4.13%
Listed 318d ago
Brentwood Road, Romford, RM2
terraced · 2 bed · 1 bath
£390,000
est £1,619 · 4.98% gross
Priced below market
1 / 15
8/100
Marginal
4.99% Council strategy — market rent unverified, verify locally.
Priced below market -28% vs 12 nearby sold (last 12 mo)
Price
£390K
28% below sold comps
Return before costs (best)
4.99%
Council
Bedrooms
2
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: £1,493–£1,756/mo · n=154
Financing
DepositYour cash in — the rest is the mortgage25% · £97,500
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 (£12,558–£23,442 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £292,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£476
after mortgage, operating costs & tax
Rent in£1,619/mo gross
£1,557/mo collected · £62/mo lost to voids
Where it goes
£1,584Mortgage£449Costs
Outgoings exceed rent — you top up £476/mo
Mortgage£1,584
Costs£449
Management£162
Maintenance£50
Insurance£28
CapEx reserve£81
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£16
Tax—
Shortfall−£476
Returns
Return before costs on price4.98%
Cash return on cash-3.75%
Gross margin£1,108
Cash needed£152,244
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.98
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 East London · cap £1,247/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,247
- Scheme type:
- other
- Premium:
- +500% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £19,428 | £5,382 | £19,013 | £0 | £0 | -£4,967 | -£4,967 |
| Year 2 | £20,011 | £5,544 | £19,013 | £0 | £0 | -£4,545 | -£9,512 |
| Year 3 | £20,611 | £5,710 | £19,013 | £0 | £0 | -£4,111 | -£13,623 |
| Year 4 | £21,230 | £5,881 | £19,013 | £0 | £0 | -£3,664 | -£17,288 |
| Year 5 | £21,866 | £6,058 | £19,013 | £0 | £0 | -£3,204 | -£20,491 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
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 19.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,803
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£20,491
Acquisition costs
25% deposit£97,500
Stamp duty£29,000
Refurb£16,744
Legal + survey£2,150
Mortgage + broker£6,850
Cash needed£152,244
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
Discover this beautifully presented two bedroom end of terrace home, perfectly positioned just 0.5miles from Gidea Park Station, making it an excellent choice for commuters. Boasting a private driveway, this charming property offers both convenience and curb appeal.
Inside, the home features two spacious double bedrooms, complemented by an additional loft room which could be used as an office or hobby room. The welcoming reception areas are thoughtfully arranged, creating a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice