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Year 5 disposal
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0/ 100
Weak
5.52% Housing-benefit rent return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£637/mo — heavily negative — needs monthly capital injection
- -3.9% 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
−£637/mo
You top up £637/mo
Price
£650K
No local sold comps to compare
Return · IRR
-3.9%/yr
Loses money over 5 years
Cash to get in
£251K
Deposit + fees + refurb
Return before costs on price · Housing-benefit rent 5.52%5-yr return on cash -10%Rent est. £2,714 (£2,615–£2,817)
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: £2,615–£2,817/mo · n=35
Financing
DepositYour cash in — the rest is the mortgage25% · £162,500
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £487,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£637
after mortgage, operating costs & tax
Rent in£2,714/mo gross
£2,610/mo collected · £104/mo lost to voids
Where it goes
£2,641Mortgage£606Costs
Outgoings exceed rent — you top up £637/mo
Mortgage£2,641
Costs£606
Management£271
Maintenance£50
Insurance£40
CapEx reserve£136
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£637
Returns
Return before costs on price5.01%
Cash return on cash-3.05%
Gross margin£2,003
Cash needed£250,608
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.99
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 | £32,568 | £7,274 | £31,688 | £0 | £0 | -£6,393 | -£6,393 |
| Year 2 | £33,545 | £7,492 | £31,688 | £0 | £0 | -£5,634 | -£12,028 |
| Year 3 | £34,551 | £7,717 | £31,688 | £0 | £0 | -£4,853 | -£16,880 |
| Year 4 | £35,588 | £7,948 | £31,688 | £0 | £0 | -£4,048 | -£20,928 |
| Year 5 | £36,656 | £8,187 | £31,688 | £0 | £0 | -£3,219 | -£24,147 |
Disposal gain (gross)-£27,647
CGT£0
Net Disposal proceeds£699,711
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
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 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 cohortIG2 · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Queen Mary · 10.1 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 history87d on marketno cuts yet
Strategy matrix
Rent it out wins — -£637/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 | 5.01% | -£637 | £250,608 | -9.6% | Low | Feasible |
| Housing-benefit rent | 5.01% | -£801 | £250,608 | -11.1% | Med | Feasible |
| Council lease | 0.00% | -£2,835 | £250,608 | -68.2% | Low | Feasible |
| Refurb & refinance | 5.01% | -£637 | £290,891 | -8.3% | Med | Feasible |
| Short-stay let / Airbnb | 5.06% | -£1,389 | £250,608 | -31.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £735,141 | 6% | Med | Feasible |
| Rent by the room | 5.43% | -£2,562 | £284,608 | -48.7% | — | Feasible |
Short-let (SA) context276 active short-lets nearby
Short-let market context
- 276 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
£366/night ADR
Based on 17 short-let comps nearby
Rent by the room conversion upside
-£987/mo cash flow vs Rent it out if converted to Rent by the room
4.43% Return before costs on price converted vs 5.01% as-is
Room mix (4 lettable rooms)
2× Double @ £738/mo1× Single @ £562/mo1× En-suite @ £900/mo
≈ £2,939/mo gross room income
As-is Rent it out
Monthly profit-£539
Return before costs on price5.01%
Cash needed£174,398
If converted to Rent by the room
Monthly profit-£1,526
Return before costs on price4.43%
Cash needed£190,398
Δ vs Rent it out Monthly profit-£987
Show conversion detail
Conversion cost estimate
£36,400
Range: £28,000 – £47,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£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 2198 HMO comps within 3.2 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£32,568
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,646
Exit costs
Projected sale price (5y · 2%/yr growth)£717,653
Capital gain (pre-CGT)£67,653
Sale costs (~2.5%)£17,941
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-£24,147
Rates as of Oct 2024
Acquisition costs
£250,608cash neededPurchase price£650,000
Deposit (25%)£162,500
Stamp duty+5% additional-property surcharge£55,000
Refurb£19,458
Legal + survey£2,900
Mortgage fees£10,750
Total cash neededdeposit + costs (loan covers the rest)£250,608
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
• Spacious four-bedroom family home • Arranged over three floors • Approximately 1,328 sq. ft. of accommodation • Impressive 26ft reception room • Large 18ft kitchen/dining room • Ground floor WC • Three first-floor bedrooms • Spacious principal bedroom occupying the second floor • Modern family bathroom • Off-street parking for at least two vehicles • Rear garden laid mainly to lawn with a generous patio area • Timber-built shed
Spacious Four Bedroom Family Home Arranged O…
Floor plans
Nearby active comparables14 rentals
Comparable rentals
IG2 · same beds + typeMedian nearby: £2,750/mo · 14 of 14 already let+£36 vs our est
- Abbey Road, Ilford IG2Let4b£2,700/moMay 2026
- Gantshill Crescent, Ilford, IG2Let4b£2,900/moMay 2026
- Headley Drive, Ilford, IG2Let4b£3,250/moMay 2026
- Headley Drive, Ilford, IG2Let4b£3,250/moMay 2026
- Cranley Drive, Newbury Park, IG2Let4b£2,300/moMay 2026
- Gantshill Crescent, Ilford, IG2Let4b£2,900/moMay 2026
- Headley Drive, Ilford, IG2Let4b£2,750/moMay 2026
- Icknield Drive, IG2 6SDLet4b£2,650/moMay 2026
- Glenwood Gardens, Gants Hil, Essex, I…Let4b£2,950/moMay 2026
- Yoxley Drive, Ilford, IG2Let4b£2,700/moMay 2026
- Headley Drive, Ilford, IG2Let4b£2,750/moMay 2026
- Hertford Road, Ilford, IG2Let4b£3,500/moMay 2026
- Icknield Drive, IG2 6SDLet4b£2,650/moMay 2026
- Yoxley Drive, Ilford, IG2Let4b£2,700/moMay 2026
Other deals nearby
IG2 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Bairstow Eves - Barkingside
About this listing
87 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£637
Cash needed
£251K
Return after costs
-3.05%
IRR
-3.91%
Listed 87d ago
Icknield Drive, Ilford, IG2, Ilford, IG2
terraced · 4 bed · 2 bath
£650,000
est £2,714 · 5.01% gross
1 / 5
0/100
Marginal
5.52% Housing-benefit rent strategy — market rent unverified, verify locally.
5.01% Return before costs — around the area average for this property type.
Monthly profit −£637/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£650K
Return before costs (best)
5.52%
Housing-benefit rent
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: £2,615–£2,817/mo · n=35
Financing
DepositYour cash in — the rest is the mortgage25% · £162,500
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £487,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£637
after mortgage, operating costs & tax
Rent in£2,714/mo gross
£2,610/mo collected · £104/mo lost to voids
Where it goes
£2,641Mortgage£606Costs
Outgoings exceed rent — you top up £637/mo
Mortgage£2,641
Costs£606
Management£271
Maintenance£50
Insurance£40
CapEx reserve£136
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£637
Returns
Return before costs on price5.01%
Cash return on cash-3.05%
Gross margin£2,003
Cash needed£250,608
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.99
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context276 active short-lets nearby
Short-let market context
- 276 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 | £32,568 | £7,274 | £31,688 | £0 | £0 | -£6,393 | -£6,393 |
| Year 2 | £33,545 | £7,492 | £31,688 | £0 | £0 | -£5,634 | -£12,028 |
| Year 3 | £34,551 | £7,717 | £31,688 | £0 | £0 | -£4,853 | -£16,880 |
| Year 4 | £35,588 | £7,948 | £31,688 | £0 | £0 | -£4,048 | -£20,928 |
| Year 5 | £36,656 | £8,187 | £31,688 | £0 | £0 | -£3,219 | -£24,147 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£6,338
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£24,147
Acquisition costs
25% deposit£162,500
Stamp duty£55,000
Refurb£19,458
Legal + survey£2,900
Mortgage + broker£10,750
Cash needed£250,608
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
• Spacious four-bedroom family home • Arranged over three floors • Approximately 1,328 sq. ft. of accommodation • Impressive 26ft reception room • Large 18ft kitchen/dining room • Ground floor WC • Three first-floor bedrooms • Spacious principal bedroom occupying the second floor • Modern family bathroom • Off-street parking for at least two vehicles • Rear garden laid mainly to lawn with a generous patio area • Timber-built shed
Spacious Four Bedroom Family Home Arranged O…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice