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Year 5 disposal
⊞ View all 5
29/ 100
Weak
6.90% return before costs — verify the rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£143/mo — mildly negative — equity build may cover
- -1.4% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£143/mo
You top up £143/mo
Price
£390K
No local sold comps to compare
Return · IRR
-1.4%/yr
Loses money over 5 years
Cash to get in
£151K
Deposit + fees + refurb
Return before costs on price 6.90%5-yr return on cash 1%Rent est. £2,243 (£2,144–£2,347)
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: £2,144–£2,347/mo · n=16
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£143
after mortgage, operating costs & tax
Rent in£2,243/mo gross
£2,157/mo collected · £86/mo lost to voids
Where it goes
£1,584Mortgage£715Costs
Outgoings exceed rent — you top up £143/mo
Mortgage£1,584
Costs£715
Management£224
Maintenance£67
Insurance£28
CapEx reserve£112
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£143
Returns
Return before costs on price6.90%
Cash return on cash-1.14%
Gross margin£1,441
Cash needed£150,986
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.36
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 | £26,916 | £8,586 | £19,013 | £0 | £0 | -£682 | -£682 |
| Year 2 | £27,723 | £8,843 | £19,013 | £0 | £0 | -£132 | -£815 |
| Year 3 | £28,555 | £9,109 | £19,013 | £0 | £82 | £352 | -£463 |
| Year 4 | £29,412 | £9,382 | £19,013 | £0 | £193 | £824 | £361 |
| Year 5 | £30,294 | £9,664 | £19,013 | £0 | £307 | £1,311 | £1,672 |
Disposal gain (gross)-£16,809
CGT£0
Net Disposal proceeds£419,827
What we verified
What we verified
40084 ok · 0 caution · 0 fail · 8 unknown
Legal & planning
LeaseholdAsk agent
Tenure & planningAsk agent
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand 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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortIG1 · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 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
3-bed · 1-bath · 1155 sqft · London ×1.4
£37k–£70k
£ per sqft
building cost only
£32–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- 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 history4d on marketno cuts yet
Strategy matrix
Rent it out wins — -£143/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 | 6.90% | -£143 | £150,986 | 1.1% | Low | Feasible |
| Housing-benefit rent | 6.63% | -£346 | £150,986 | -3.7% | Med | Feasible |
| Council lease | 0.00% | -£1,959 | £150,986 | -78.7% | Low | Feasible |
| Refurb & refinance | 6.90% | -£143 | £176,530 | 0.9% | Med | Feasible |
| Short-stay let / Airbnb | 5.48% | -£1,009 | £150,986 | -38.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £442,680 | 5% | Med | Feasible |
| Rent by the room | 6.89% | -£1,733 | £176,986 | -52.8% | — | Feasible |
Short-let (SA) context271 active short-lets nearby
Short-let market context
- 271 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
£238/night ADR
Based on 30 short-let comps nearby
Rent by the room conversion upside
-£587/mo cash flow vs Rent it out if converted to Rent by the room
7.38% Return before costs on price converted vs 6.90% as-is
Room mix (3 lettable rooms)
1× Double @ £758/mo1× Single @ £573/mo1× En-suite @ £909/mo
≈ £2,240/mo gross room income
As-is Rent it out
Monthly profit+£76
Return before costs on price6.90%
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-£587
Show conversion detail
Conversion cost estimate
£67,200
Range: £58,800 – £78,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£68,460–£127,635full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- 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 4234 HMO comps within 2.1 km
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£26,916
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,718
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£1,672
Rates as of Oct 2024
Acquisition costs
£150,986cash neededPurchase price£390,000
Deposit (25%)£97,500
Stamp duty+5% additional-property surcharge£29,000
Refurb£15,111
Legal + survey£2,525
Mortgage fees£6,850
Total cash neededdeposit + costs (loan covers the rest)£150,986
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
This exquisite three bedroom apartment nestled in the sought-after Greenway Court, Ilford is available. This ground floor flat offers a prime location within walking distance to Valentines Park, making it an ideal haven for families and professionals alike. Boasting a secure entry system and allocated parking, this property ensures both convenience and safety for its residents. The separate kitchen provides ample space for culinary delights, while the chain-free status adds t…
Floor plans
Nearby active comparables5 rentals · 5 deals
Comparable rentals
IG1 · same beds + typeMedian nearby: £2,630/mo · 4 of 5 already let+£387 vs our est
- Flat 17, Aquifer House, 10 Mill Road,…Let3b£2,630/moMay 2026
- Flat 191, Aquifer House, 10 Mill Road…Let3b£2,760/moMay 2026
- Flat 69, Aquifer House, 10 Mill Road,…Let3b£2,725/moMay 2026
- Flat 17, Aquifer House, 10 Mill Road,…Let3b£2,630/moMay 2026
- High Road, Ilford3b£2,300/moJun 2025
Listing metaonthemarket · Woodland Estate Agents - Ilford
About this listing
4 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£143
Cash needed
£151K
Return after costs
-1.14%
IRR
-1.38%
Listed 4d ago
Greenway Court, Ilford, Essex, IG1, Ilford, IG1
flat · 3 bed · 1 bath
£390,000
est £2,243 · 6.90% gross
Chain freeEPC C
1 / 5
29/100
Marginal
6.90% — verify the rent + comps locally.
Chain free
Price
£390K
Return before costs
6.90%
est rent £2,243/mo16 comps within 1 kmRange £2,144–£2,347/mo (Q1–Q3)
Bedrooms
3
1 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: £2,144–£2,347/mo · n=16
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£143
after mortgage, operating costs & tax
Rent in£2,243/mo gross
£2,157/mo collected · £86/mo lost to voids
Where it goes
£1,584Mortgage£715Costs
Outgoings exceed rent — you top up £143/mo
Mortgage£1,584
Costs£715
Management£224
Maintenance£67
Insurance£28
CapEx reserve£112
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£143
Returns
Return before costs on price6.90%
Cash return on cash-1.14%
Gross margin£1,441
Cash needed£150,986
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.36
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context271 active short-lets nearby
Short-let market context
- 271 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 | £26,916 | £8,586 | £19,013 | £0 | £0 | -£682 | -£682 |
| Year 2 | £27,723 | £8,843 | £19,013 | £0 | £0 | -£132 | -£815 |
| Year 3 | £28,555 | £9,109 | £19,013 | £0 | £82 | £352 | -£463 |
| Year 4 | £29,412 | £9,382 | £19,013 | £0 | £193 | £824 | £361 |
| Year 5 | £30,294 | £9,664 | £19,013 | £0 | £307 | £1,311 | £1,672 |
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 typeAsk agent
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
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 miLoading 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£1,672
Acquisition costs
25% deposit£97,500
Stamp duty£29,000
Refurb£15,111
Legal + survey£2,525
Mortgage + broker£6,850
Cash needed£150,986
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 exquisite three bedroom apartment nestled in the sought-after Greenway Court, Ilford is available. This ground floor flat offers a prime location within walking distance to Valentines Park, making it an ideal haven for families and professionals alike. Boasting a secure entry system and allocated parking, this property ensures both convenience and safety for its residents. The separate kitchen provides ample space for culinary delights, while the chain-free status adds t…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice