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Year 5 disposal
BMV -6%
⊞ View all 18
0/ 100
Weak
5.19% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -6% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Monthly profit −£423/mo — significantly negative — real recurring drain
- -3.6% 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
−£423/mo
You top up £423/mo
Price vs market
Below market value
-6% vs 12 sold · interior unseen
Return · IRR
-3.6%/yr
Loses money over 5 years
Cash left in
£137K
Stays in after refinancing at value
Price £390KCash to buy £156KReturn before costs on price 5.19%5-yr return on cash -11%Rent est. £1,686 (£1,649–£1,724)
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: £1,649–£1,724/mo · n=14
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 (£15,500–£28,932 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
-£423
after mortgage, operating costs & tax
Rent in£1,686/mo gross
£1,621/mo collected · £65/mo lost to voids
Where it goes
£1,584Mortgage£460Costs
Outgoings exceed rent — you top up £423/mo
Mortgage£1,584
Costs£460
Management£169
Maintenance£50
Insurance£28
CapEx reserve£84
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£17
Tax—
Shortfall−£423
Returns
Return before costs on price5.19%
Cash return on cash-3.25%
Gross margin£1,162
Cash needed£156,166
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.02
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 | £20,232 | £5,515 | £19,013 | £0 | £0 | -£4,295 | -£4,295 |
| Year 2 | £20,839 | £5,680 | £19,013 | £0 | £0 | -£3,854 | -£8,149 |
| Year 3 | £21,464 | £5,851 | £19,013 | £0 | £0 | -£3,399 | -£11,548 |
| Year 4 | £22,108 | £6,026 | £19,013 | £0 | £0 | -£2,931 | -£14,479 |
| Year 5 | £22,771 | £6,207 | £19,013 | £0 | £0 | -£2,448 | -£16,927 |
Disposal gain (gross)-£21,989
CGT£0
Net Disposal proceeds£419,827
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 cohortRM1 2DX · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 16.6 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
2-bed · 1-bath · 903 sqft · London ×1.4
£31k–£59k
£ per sqft
building cost only
£34–£65
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£9,030–£16,254
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,642–£23,478
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history192d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£390,000 in 2026 → £390,000 asking
0.0%in 0y
- 2026£390,000+28.5% in 7y
- 2019£303,600+41.2% in 5y
- 2014£215,000—
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 — -£350/mo · £55/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 | 5.19% | -£423 | £156,166 | -10.8% | Low | Feasible |
| Housing-benefit rent | 3.84% | -£854 | £156,166 | -27.2% | Med | Feasible |
| ⭐ Council lease | 5.19% | -£350 | £156,166 | -10.5% | Low | Feasible |
| Refurb & refinance | 5.19% | -£406 | £183,932 | -8.6% | Med | Feasible |
| Short-stay let / Airbnb | 3.45% | -£1,225 | £156,166 | -45.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £450,082 | 4% | 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
-£153/mo cash flow vs Rent it out if converted to Rent by the room
7.38% Return before costs on price converted vs 5.19% as-is
🔓 +2 bedrooms potential
medium confidence2 → 4 lettable rooms
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 5 habitable rooms (2 beds + 3 reception(s)) in 84 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (2 double, 0 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Havering adopted standard (6.51/10.22 m²; Private Rented Property Licensing - landlord HMO licence guide (Havering)); kitchen 5.1 m² is below the ~7.0 m² standard for 4 occupants — extend/relocate kitchen within the works; FULL REFURB (split 2 large room(s) into 10.22 m²+ doubles) → up to 6 rooms (ceiling, subject to windows/layout/planning); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Havering runs borough-wide additional HMO licensing — a licence is likely required even below 5 occupants
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
2 → 4 bed HMO
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.
As-is Rent it out
Monthly profit-£358
Return before costs on price5.19%
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-£153
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
£57,372–£107,223full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£4,515–£8,127
- Replumb£3,612–£7,224
- Windows£9,933–£18,060
- Paint + decor£9,030–£16,254
- Flooring£12,642–£23,478
Comparables
sold within 0.5 miMed · CV 11.8%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 ratedThe BridgeNot applicable · Other independent special school · RM1 2RR
- Not ratedHylands Primary SchoolPrimary · Community school · RM1 2RU
- Not ratedThe Frances Bardsley Academy for GirlsSecondary · Academy converter · RM1 2RR
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£20,232
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,073
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-£16,927
Rates as of Oct 2024
Acquisition costs
£156,166cash neededPurchase price£390,000
Deposit (25%)£97,500
Stamp duty+5% additional-property surcharge£29,000
Refurb£20,666
Legal + survey£2,150
Mortgage fees£6,850
Total cash neededdeposit + costs (loan covers the rest)£156,166
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This attractive end of terrace home offers well presented accommodation ideal for first time buyers, downsizers, or investors.
The ground floor features a spacious through lounge with defined living and dining areas, perfect for entertaining or relaxing. A modern galley style kitchen comes complete with integrated appliances, and a sleek, contemporary shower room is conveniently located on the ground floor.
Upstairs, you'll find two good sized bedrooms, offering comfortable…
Floor plans
Nearby active comparables1 rental
Comparable rentals
RM1 · same beds + typeMedian nearby: £1,750/mo · 1 of 1 already let+£64 vs our est
- Richmond Road, RomfordLet2b£1,750/moMay 2026
Other deals nearby
RM1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Durden & Hunt
About this listing
192 days · RightmovePrice history
5-year price trend
Monthly profit
−£423
Cash needed
£156K
Return after costs
-3.25%
IRR
-3.55%
Listed 192d ago
35, RICHMOND ROAD, ROMFORD, RM1 2DX
✓ Verified address
terraced · 2 bed · 1 bath · 903 sqft
£390,000
est £1,686 · 5.19% gross
EPC E
Priced below market
1 / 18
0/100
Marginal
5.19% — verify the rent + comps locally.
Priced below market -6% vs 12 nearby sold (last 12 mo)
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£390K
6% below sold comps
Return before costs
5.19%
est rent £1,686/monot enough comparablesRange £1,649–£1,724/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — 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: £1,649–£1,724/mo · n=14
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 (£15,500–£28,932 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
-£423
after mortgage, operating costs & tax
Rent in£1,686/mo gross
£1,621/mo collected · £65/mo lost to voids
Where it goes
£1,584Mortgage£460Costs
Outgoings exceed rent — you top up £423/mo
Mortgage£1,584
Costs£460
Management£169
Maintenance£50
Insurance£28
CapEx reserve£84
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£17
Tax—
Shortfall−£423
Returns
Return before costs on price5.19%
Cash return on cash-3.25%
Gross margin£1,162
Cash needed£156,166
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.02
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 | £20,232 | £5,515 | £19,013 | £0 | £0 | -£4,295 | -£4,295 |
| Year 2 | £20,839 | £5,680 | £19,013 | £0 | £0 | -£3,854 | -£8,149 |
| Year 3 | £21,464 | £5,851 | £19,013 | £0 | £0 | -£3,399 | -£11,548 |
| Year 4 | £22,108 | £6,026 | £19,013 | £0 | £0 | -£2,931 | -£14,479 |
| Year 5 | £22,771 | £6,207 | £19,013 | £0 | £0 | -£2,448 | -£16,927 |
Rent by the room upside
What we verified
3216
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▾
EPC~£6,000–£12,000 to upgrade to CE
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 miMed · CV 11.8%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-£16,927
Acquisition costs
25% deposit£97,500
Stamp duty£29,000
Refurb£20,666
Legal + survey£2,150
Mortgage + broker£6,850
Cash needed£156,166
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
This attractive end of terrace home offers well presented accommodation ideal for first time buyers, downsizers, or investors.
The ground floor features a spacious through lounge with defined living and dining areas, perfect for entertaining or relaxing. A modern galley style kitchen comes complete with integrated appliances, and a sleek, contemporary shower room is conveniently located on the ground floor.
Upstairs, you'll find two good sized bedrooms, offering comfortable…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice