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Year 5 disposal
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85/ 100
Strong
8.74% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.74% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- 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
+£21/mo
Barely breaks even each month
Price
£220K
No local sold comps to compare
Return · IRR
0.5%/yr
Modest annualised return
Cash to get in
£81K
Deposit + fees + refurb
Return before costs on price 8.74%5-yr return on cash 9%Rent est. £1,602 (£1,566–£1,639)
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: £1,566–£1,639/mo · n=90
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £165,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£21
after mortgage, operating costs & tax
Rent in£1,602/mo gross
£1,540/mo collected · £62/mo lost to voids
Where it goes
£894Mortgage£621Costs
£21/mo left as profit · 1% of rent kept
Mortgage£894
Costs£621
Management£160
Maintenance£67
Insurance£28
CapEx reserve£80
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£5
Profit+£21
Returns
Return before costs on price8.74%
Cash return on cash0.31%
Gross margin£919
Cash needed£80,617
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.72
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 | £19,224 | £7,452 | £10,725 | £0 | £199 | £848 | £848 |
| Year 2 | £19,801 | £7,675 | £10,725 | £0 | £266 | £1,135 | £1,983 |
| Year 3 | £20,395 | £7,905 | £10,725 | £0 | £335 | £1,429 | £3,412 |
| Year 4 | £21,007 | £8,143 | £10,725 | £0 | £406 | £1,733 | £5,145 |
| Year 5 | £21,637 | £8,387 | £10,725 | £0 | £480 | £2,045 | £7,190 |
Disposal gain (gross)-£4,492
CGT£0
Net Disposal proceeds£236,825
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
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 cohortHA1 · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 14.5 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
1-bed · 1-bath · 735 sqft · London ×1.4
£26k–£51k
£ per sqft
building cost only
£36–£70
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£7,350–£13,230
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,290–£19,110
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 history9d on marketno cuts yet
Strategy matrix
Rent it out wins — +£21/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 8.74% | +£21 | £80,617 | 8.9% | Low | Feasible |
| Housing-benefit rent | 7.83% | -£199 | £80,617 | -3.0% | Med | Feasible |
| Council lease | 0.00% | -£1,268 | £80,617 | -96.1% | Low | Feasible |
| Refurb & refinance | 8.74% | +£21 | £94,184 | 7.6% | Med | Feasible |
| Short-stay let / Airbnb | 5.36% | -£746 | £80,617 | -54.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £243,884 | 7% | 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
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
£131/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
-£68/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 8.74% as-is
As-is Rent it out
Monthly profit+£193
Return before costs on price8.74%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit-£68
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£19,224
Section 24 credit£0
Annual tax due£199
Post-tax Monthly profit annual£109
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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£7,190
Rates as of Oct 2024
Acquisition costs
£80,617cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£6,417
Legal + survey£2,000
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£80,617
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
This fabulous one bedroom flat in the heart of Harrow boasts a bright spacious living area with fitted kitchen and a modern bathroom. The property also benefits from a secure entry phone system and lift to all floors. In the heart of Harrows vibrant town centre, just a stones throw from high street shopping, cafes and restaurants. Harrow on the Hill station is within walking distance. Please use the reference CHPK5134054 when contacting Foxtons.
Floor plans
Listing metaonthemarket · Foxtons - Harrow
About this listing
9 days · OnTheMarketPrice history
5-year price trend
Monthly profit
+£21
Cash needed
£81K
Return after costs
0.31%
IRR
0.49%
Listed 9d ago
Kymberley Road, Harrow, HARROW, HA1, Harrow, HA1
flat · 1 bed · 1 bath
£220,000
est £1,602 · 8.74% gross
1 / 5
85/100
Strong
8.74% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.74% Return before costs — above-market
Price
£220K
Return before costs
8.74%
est rent £1,602/mo90 comps within 500 mRange £1,566–£1,639/mo (Q1–Q3)
Bedrooms
1
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: £1,566–£1,639/mo · n=90
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £165,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£21
after mortgage, operating costs & tax
Rent in£1,602/mo gross
£1,540/mo collected · £62/mo lost to voids
Where it goes
£894Mortgage£621Costs
£21/mo left as profit · 1% of rent kept
Mortgage£894
Costs£621
Management£160
Maintenance£67
Insurance£28
CapEx reserve£80
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£5
Profit+£21
Returns
Return before costs on price8.74%
Cash return on cash0.31%
Gross margin£919
Cash needed£80,617
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.72
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
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 | £19,224 | £7,452 | £10,725 | £0 | £199 | £848 | £848 |
| Year 2 | £19,801 | £7,675 | £10,725 | £0 | £266 | £1,135 | £1,983 |
| Year 3 | £20,395 | £7,905 | £10,725 | £0 | £335 | £1,429 | £3,412 |
| Year 4 | £21,007 | £8,143 | £10,725 | £0 | £406 | £1,733 | £5,145 |
| Year 5 | £21,637 | £8,387 | £10,725 | £0 | £480 | £2,045 | £7,190 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,145
Annual rental tax£59
CGT yr 5£0 · company level
5y net total£7,190
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£4,300
Cash needed£80,617
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 copyOnTheMarket
This fabulous one bedroom flat in the heart of Harrow boasts a bright spacious living area with fitted kitchen and a modern bathroom. The property also benefits from a secure entry phone system and lift to all floors. In the heart of Harrows vibrant town centre, just a stones throw from high street shopping, cafes and restaurants. Harrow on the Hill station is within walking distance. Please use the reference CHPK5134054 when contacting Foxtons.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice