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Year 5 disposal
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17/ 100
Weak
4.73% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£1,129/mo — heavily negative — needs monthly capital injection
- -5.1% 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
−£1K/mo
You top up £1K/mo
Price
£850K
Around comparable sold prices
Return · IRR
-5.1%/yr
Loses money over 5 years
Cash to get in
£334K
Deposit + fees + refurb
Return before costs on price · Rent by the room 4.73%5-yr return on cash -15%Rent est. £3,179 (£2,981–£3,390)
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: £2,981–£3,390/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £212,500
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 (£22,701–£42,375 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £637,500 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,129
after mortgage, operating costs & tax
Rent in£3,179/mo gross
£3,057/mo collected · £122/mo lost to voids
Where it goes
£3,453Mortgage£732Costs
Outgoings exceed rent — you top up £1,129/mo
Mortgage£3,453
Costs£732
Management£318
Maintenance£100
Insurance£40
CapEx reserve£159
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£1,129
Returns
Return before costs on price4.49%
Cash return on cash-4.05%
Gross margin£2,325
Cash needed£334,418
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.89
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 | £38,148 | £8,787 | £41,438 | £0 | £0 | -£12,076 | -£12,076 |
| Year 2 | £39,292 | £9,050 | £41,438 | £0 | £0 | -£11,195 | -£23,272 |
| Year 3 | £40,471 | £9,322 | £41,438 | £0 | £0 | -£10,288 | -£33,560 |
| Year 4 | £41,685 | £9,601 | £41,438 | £0 | £0 | -£9,354 | -£42,913 |
| Year 5 | £42,936 | £9,890 | £41,438 | £0 | £0 | -£8,391 | -£51,304 |
Disposal gain (gross)-£43,161
CGT£0
Net Disposal proceeds£915,007
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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
Uncertain35% 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 34% (224 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
Additional HMO: borough-wide
Rates as of May 2026
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
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 cohortHA3 0NA · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Imperial College · 12.8 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1365 sqft · London ×1.4
£46k–£87k
£ per sqft
building cost only
£34–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£13,650–£24,570
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£19,110–£35,490
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 history289d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£775,000 in 2018 → £850,000 asking
+9.7%in 8y
- 2018£775,000—
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 — -£677/mo · £451/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 | 4.49% | -£1,129 | £334,418 | -15.3% | Low | Feasible |
| Housing-benefit rent | 2.96% | -£2,143 | £334,418 | -33.9% | Med | Feasible |
| ⭐ Council lease | 4.49% | -£677 | £334,418 | -9.1% | Low | Feasible |
| Refurb & refinance | 4.49% | -£1,129 | £389,025 | -13.2% | Med | Feasible |
| Short-stay let / Airbnb | 1.44% | -£3,347 | £334,418 | -59.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £970,275 | 5% | Med | Feasible |
| Rent by the room | 4.73% | -£3,361 | £368,418 | -50.1% | — | Feasible |
Short-let (SA) context462 active short-lets nearby
Short-let market context
- 462 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA North West London · cap £2,094/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North West London
- LHA monthly cap:
- £2,094
- 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
£136/night ADR
Based on 131 short-let comps nearby
Rent by the room conversion upside
-£1,364/mo cash flow vs Rent it out if converted to Rent by the room
3.39% Return before costs on price converted vs 4.49% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£10,056/yr extra rent
4 → 5 lettable rooms · ~3.4% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 6 habitable rooms (4 beds + 2 reception(s)) in 174 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (1 double, 0 single); sized to Brent adopted standard (6.51/10.22 m²; Conditions for the Mandatory/Additional HMO Property Licensing Scheme (Brent, 2025)); adds ~£838/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 5 bed HMOuplift 3.11% → 3.38%
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (4 lettable rooms)
2× Double @ £844/mo1× Single @ £637/mo1× En-suite @ £1,027/mo
≈ £3,353/mo gross room income
As-is Rent it out
Monthly profit-£943
Return before costs on price4.49%
Cash needed£224,398
If converted to Rent by the room
Monthly profit-£2,308
Return before costs on price3.39%
Cash needed£240,398
Δ vs Rent it out Monthly profit-£1,364
+1 room (5 total)
Monthly profit-£1,013
Return before costs on price5.92%
Cash needed£250,398
Extra rent+£838/mo
Show conversion detail
Conversion cost estimate
£36,400
Range: £28,000 – £47,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 35% 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 34% (224 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.
£84,900–£157,845full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£6,825–£12,285
- Replumb£5,460–£10,920
- Windows£15,015–£27,300
- Paint + decor£13,650–£24,570
- Flooring£19,110–£35,490
Based on 2185 HMO comps within 5.4 km
Comparables
sold within 0.5 miWide · CV 17.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Article 4 for HMOs
≈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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodMount Stewart Junior SchoolPrimary · Community school · HA3 0JX
- Not ratedMount Stewart Infant SchoolPrimary · Community school · HA3 0JX
- Not ratedUxendon Manor Primary SchoolPrimary · Community school · HA3 0UX
- Not ratedClaremont High SchoolSecondary · Academy converter · HA3 0UH
- Not ratedSt Gregory's Catholic Science CollegeSecondary · Academy converter · HA3 0NB
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£38,148
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£13,543
Exit costs
Projected sale price (5y · 2%/yr growth)£938,469
Capital gain (pre-CGT)£88,469
Sale costs (~2.5%)£23,462
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-£51,304
Rates as of Oct 2024
Acquisition costs
£334,418cash neededPurchase price£850,000
Deposit (25%)£212,500
Stamp duty+5% additional-property surcharge£75,000
Refurb£30,268
Legal + survey£2,900
Mortgage fees£13,750
Total cash neededdeposit + costs (loan covers the rest)£334,418
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Chain Free | Spacious 4-Bedroom Detached Family Home | Outstanding School Catchment
This impressive four-bedroom detached family home offers generous living space, excellent versatility, and superb transport links — all within the catchment area of highly regarded local schools, making it an ideal choice for growing families. The ground floor features a bright and welcoming reception room, alongside a well-designed kitchen and dining area that truly forms the heart of the ho…
Floor plans
Listing metarightmove · Infinity Property Solutions
About this listing
289 days · RightmovePrice history
5-year price trend
Monthly profit
−£1,129
Cash needed
£334K
Return after costs
-4.05%
IRR
-5.09%
Listed 289d ago
28, DONNINGTON ROAD, HARROW, HA3 0NA
detached · 4 bed · 2 bath
£850,000
est £3,179 · 4.49% gross
Chain free
1 / 21
17/100
Marginal
4.73% Rent by the room strategy — market rent unverified, verify locally.
Chain free
Price
£850K
1% above sold comps
Return before costs (best)
4.73%
Rent by the room
Bedrooms
4
2 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: £2,981–£3,390/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £212,500
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 (£22,701–£42,375 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £637,500 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,129
after mortgage, operating costs & tax
Rent in£3,179/mo gross
£3,057/mo collected · £122/mo lost to voids
Where it goes
£3,453Mortgage£732Costs
Outgoings exceed rent — you top up £1,129/mo
Mortgage£3,453
Costs£732
Management£318
Maintenance£100
Insurance£40
CapEx reserve£159
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£1,129
Returns
Return before costs on price4.49%
Cash return on cash-4.05%
Gross margin£2,325
Cash needed£334,418
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.89
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context462 active short-lets nearby
Short-let market context
- 462 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA North West London · cap £2,094/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North West London
- LHA monthly cap:
- £2,094
- 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 | £38,148 | £8,787 | £41,438 | £0 | £0 | -£12,076 | -£12,076 |
| Year 2 | £39,292 | £9,050 | £41,438 | £0 | £0 | -£11,195 | -£23,272 |
| Year 3 | £40,471 | £9,322 | £41,438 | £0 | £0 | -£10,288 | -£33,560 |
| Year 4 | £41,685 | £9,601 | £41,438 | £0 | £0 | -£9,354 | -£42,913 |
| Year 5 | £42,936 | £9,890 | £41,438 | £0 | £0 | -£8,391 | -£51,304 |
Rent by the room upside
What we verified
5007
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▾
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 17.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£8,288
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£51,304
Acquisition costs
25% deposit£212,500
Stamp duty£75,000
Refurb£30,268
Legal + survey£2,900
Mortgage + broker£13,750
Cash needed£334,418
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
Chain Free | Spacious 4-Bedroom Detached Family Home | Outstanding School Catchment
This impressive four-bedroom detached family home offers generous living space, excellent versatility, and superb transport links — all within the catchment area of highly regarded local schools, making it an ideal choice for growing families. The ground floor features a bright and welcoming reception room, alongside a well-designed kitchen and dining area that truly forms the heart of the ho…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice