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Year 5 disposal
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35/ 100
Weak
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
+£29/mo
Barely breaks even each month
Price
£225K
No local sold comps to compare
Return · IRR
0.6%/yr
Modest annualised return
Cash to get in
£82K
Deposit + fees + refurb
Return before costs on price 8.74%5-yr return on cash 10%Rent est. £1,638 (£1,519–£1,766)
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: £1,519–£1,766/mo · n=109
Financing
DepositYour cash in — the rest is the mortgage25% · £56,250
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 £168,750 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
+£29
after mortgage, operating costs & tax
Rent in£1,638/mo gross
£1,575/mo collected · £63/mo lost to voids
Where it goes
£914Mortgage£626Costs
£29/mo left as profit · 2% of rent kept
Mortgage£914
Costs£626
Management£164
Maintenance£67
Insurance£28
CapEx reserve£82
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax£7
Profit+£29
Returns
Return before costs on price8.74%
Cash return on cash0.42%
Gross margin£949
Cash needed£82,292
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 | £19,656 | £7,506 | £10,969 | £0 | £224 | £957 | £957 |
| Year 2 | £20,246 | £7,732 | £10,969 | £0 | £294 | £1,251 | £2,208 |
| Year 3 | £20,853 | £7,964 | £10,969 | £0 | £365 | £1,556 | £3,764 |
| Year 4 | £21,479 | £8,202 | £10,969 | £0 | £438 | £1,869 | £5,633 |
| Year 5 | £22,123 | £8,449 | £10,969 | £0 | £514 | £2,192 | £7,825 |
Disposal gain (gross)-£4,459
CGT£0
Net Disposal proceeds£242,208
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
OK
Floor
EWS1 typically required above 18m
Floor 1
Lender impact
1st 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 cohortHA1 · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 14.1 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 history87d on marketno cuts yet
Strategy matrix
Rent it out wins — +£29/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% | +£29 | £82,292 | 9.5% | Low | Feasible |
| Housing-benefit rent | 7.66% | -£218 | £82,292 | -4.2% | Med | Feasible |
| Council lease | 0.00% | -£1,288 | £82,292 | -95.6% | Low | Feasible |
| Refurb & refinance | 8.74% | +£29 | £96,109 | 8.1% | Med | Feasible |
| Short-stay let / Airbnb | 4.05% | -£901 | £82,292 | -65.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £249,234 | 7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context480 active short-lets nearby
Short-let market context
- 480 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
£101/night ADR
Based on 71 short-let comps nearby
Rent by the room conversion upside
-£92/mo cash flow vs Rent it out if converted to Rent by the room
12.80% Return before costs on price converted vs 8.74% as-is
As-is Rent it out
Monthly profit+£200
Return before costs on price8.74%
Cash needed£68,148
If converted to Rent by the room
Monthly profit+£108
Return before costs on price12.80%
Cash needed£84,148
Δ vs Rent it out Monthly profit-£92
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£19,656
Section 24 credit£0
Annual tax due£224
Post-tax Monthly profit annual£201
Exit costs
Projected sale price (5y · 2%/yr growth)£248,418
Capital gain (pre-CGT)£23,418
Sale costs (~2.5%)£6,210
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£7,825
Rates as of Oct 2024
Acquisition costs
£82,292cash neededPurchase price£225,000
Deposit (25%)£56,250
Stamp duty+5% additional-property surcharge£13,250
Refurb£6,417
Legal + survey£2,000
Mortgage fees£4,375
Total cash neededdeposit + costs (loan covers the rest)£82,292
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Set on the ground floor of a secure development, this lovely ground floor 1 bedroom flat benefits from a generous sized bedroom, bright open-plan reception room and an excellent location. Baldwin House is ideally located moments from the amenities of Harrow on the Hill, Harrow on the hill station is also within easy reach. Please use the reference CHPK4320181 when contacting Foxtons.
Floor plans
Listing metaonthemarket · Foxtons - Harrow
About this listing
87 days · OnTheMarketPrice history
5-year price trend
Monthly profit
+£29
Cash needed
£82K
Return after costs
0.42%
IRR
0.61%
Listed 87d ago
Baldwin House, Harrow on the Hill, Harrow, HA1, Harrow, HA1
flat · 1 bed · 1 bath
£225,000
est £1,638 · 8.74% gross
1 / 5
35/100
Marginal
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
£225K
Return before costs
8.74%
est rent £1,638/mo109 comps within 500 mRange £1,519–£1,766/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: £1,519–£1,766/mo · n=109
Financing
DepositYour cash in — the rest is the mortgage25% · £56,250
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 £168,750 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
+£29
after mortgage, operating costs & tax
Rent in£1,638/mo gross
£1,575/mo collected · £63/mo lost to voids
Where it goes
£914Mortgage£626Costs
£29/mo left as profit · 2% of rent kept
Mortgage£914
Costs£626
Management£164
Maintenance£67
Insurance£28
CapEx reserve£82
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax£7
Profit+£29
Returns
Return before costs on price8.74%
Cash return on cash0.42%
Gross margin£949
Cash needed£82,292
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) context480 active short-lets nearby
Short-let market context
- 480 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 | £19,656 | £7,506 | £10,969 | £0 | £224 | £957 | £957 |
| Year 2 | £20,246 | £7,732 | £10,969 | £0 | £294 | £1,251 | £2,208 |
| Year 3 | £20,853 | £7,964 | £10,969 | £0 | £365 | £1,556 | £3,764 |
| Year 4 | £21,479 | £8,202 | £10,969 | £0 | £438 | £1,869 | £5,633 |
| Year 5 | £22,123 | £8,449 | £10,969 | £0 | £514 | £2,192 | £7,825 |
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£2,194
Annual rental tax£81
CGT yr 5£0 · company level
5y net total£7,825
Acquisition costs
25% deposit£56,250
Stamp duty£13,250
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£4,375
Cash needed£82,292
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
Set on the ground floor of a secure development, this lovely ground floor 1 bedroom flat benefits from a generous sized bedroom, bright open-plan reception room and an excellent location. Baldwin House is ideally located moments from the amenities of Harrow on the Hill, Harrow on the hill station is also within easy reach. Please use the reference CHPK4320181 when contacting Foxtons.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice