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Year 5 disposal
⊞ View all 5
20/ 100
Weak
6.99% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£202/mo — significantly negative — real recurring drain
- -2.3% 5y IRR — capital outlay disproportionate to returns
- 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
−£202/mo
You top up £202/mo
Price
£300K
No local sold comps to compare
Return · IRR
-2.3%/yr
Loses money over 5 years
Cash to get in
£109K
Deposit + fees + refurb
Return before costs on price 6.99%5-yr return on cash -4%Rent est. £1,747 (£1,688–£1,808)
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: £1,688–£1,808/mo · n=120
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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
-£202
after mortgage, operating costs & tax
Rent in£1,747/mo gross
£1,680/mo collected · £67/mo lost to voids
Where it goes
£1,219Mortgage£663Costs
Outgoings exceed rent — you top up £202/mo
Mortgage£1,219
Costs£663
Management£175
Maintenance£67
Insurance£28
CapEx reserve£87
Voids + council tax£7
Service charge + ground rent£195
Ltd co. accounts£104
Tax—
Shortfall−£202
Returns
Return before costs on price6.99%
Cash return on cash-2.21%
Gross margin£1,017
Cash needed£109,442
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.38
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 | £20,964 | £7,953 | £14,625 | £0 | £0 | -£1,614 | -£1,614 |
| Year 2 | £21,593 | £8,191 | £14,625 | £0 | £0 | -£1,223 | -£2,837 |
| Year 3 | £22,241 | £8,437 | £14,625 | £0 | £0 | -£821 | -£3,658 |
| Year 4 | £22,908 | £8,690 | £14,625 | £0 | £0 | -£407 | -£4,065 |
| Year 5 | £23,595 | £8,951 | £14,625 | £0 | £4 | £15 | -£4,050 |
Disposal gain (gross)-£5,998
CGT£0
Net Disposal proceeds£322,944
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£100/yr
Ground-rent doubling clause detected
Most lenders refuse properties with rent-doubling clauses. The Leasehold Reform Act 2024 prevents new ones but pre-existing leases are still in force. Read the lease before offering.
Extracted from listing description · verify with solicitor
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 cohortHA0 · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 9.8 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 history37d on marketno cuts yet
Strategy matrix
Rent it out wins — -£202/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 | 6.99% | -£202 | £109,442 | -3.7% | Low | Feasible |
| Housing-benefit rent | 5.38% | -£612 | £109,442 | -25.5% | Med | Feasible |
| Council lease | 0.00% | -£1,613 | £109,442 | -89.8% | Low | Feasible |
| Refurb & refinance | 6.99% | -£202 | £127,009 | -3.2% | Med | Feasible |
| Short-stay let / Airbnb | 2.62% | -£1,312 | £109,442 | -72.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£394 | £331,509 | 7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context532 active short-lets nearby
Short-let market context
- 532 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
£87/night ADR
Based on 59 short-let comps nearby
Rent by the room conversion upside
-£194/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 6.99% as-is
As-is Rent it out
Monthly profit+£35
Return before costs on price6.99%
Cash needed£86,898
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,898
Δ vs Rent it out Monthly profit-£194
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£20,964
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,420
Exit costs
Projected sale price (5y · 2%/yr growth)£331,224
Capital gain (pre-CGT)£31,224
Sale costs (~2.5%)£8,281
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-£4,050
Rates as of Oct 2024
Acquisition costs
£109,442cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£6,417
Legal + survey£2,525
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£109,442
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
The Property Well presented one bedroom flat with private sun terrace, conveniently situated next to the Grand Union Canal, and just a short walk from Alperton station and local amenities. Offered to the market with no onward chain, the property provides bright, well planned accommodation with neutral finish, including a generous open plan reception/well equipped kitchen and modern bathroom. Further features include electric heating, double glazing and inbuilt storage.
Acc…
Floor plans
Nearby active comparables3 rentals
Comparable rentals
HA0 · same beds + typeMedian nearby: £1,595/mo · 3 of 3 already let-£152 vs our est
- Williams Way, Wembley, HA0Let1b£1,900/moMay 2026
- Williams Way, Wembley, HA0Let1b£1,595/moMay 2026
- Bridgewater Road, Wembley, HA0Let1b£1,400/moMay 2026
Other deals nearby
HA0 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Purplebricks - Covering Harrow
About this listing
37 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£202
Cash needed
£109K
Return after costs
-2.21%
IRR
-2.34%
Listed 37d ago
Northwick Road, Wembley, HA0, Wembley, HA0
flat · 1 bed · 1 bath
£300,000
est £1,747 · 6.99% gross
1 / 5
20/100
Marginal
6.99% — verify the rent + comps locally.
6.99% Return before costs — around the area average for this property type.
Monthly profit −£202/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£300K
Return before costs
6.99%
est rent £1,747/mo120 comps within 500 mRange £1,688–£1,808/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: £1,688–£1,808/mo · n=120
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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
-£202
after mortgage, operating costs & tax
Rent in£1,747/mo gross
£1,680/mo collected · £67/mo lost to voids
Where it goes
£1,219Mortgage£663Costs
Outgoings exceed rent — you top up £202/mo
Mortgage£1,219
Costs£663
Management£175
Maintenance£67
Insurance£28
CapEx reserve£87
Voids + council tax£7
Service charge + ground rent£195
Ltd co. accounts£104
Tax—
Shortfall−£202
Returns
Return before costs on price6.99%
Cash return on cash-2.21%
Gross margin£1,017
Cash needed£109,442
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.38
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context532 active short-lets nearby
Short-let market context
- 532 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 | £20,964 | £7,953 | £14,625 | £0 | £0 | -£1,614 | -£1,614 |
| Year 2 | £21,593 | £8,191 | £14,625 | £0 | £0 | -£1,223 | -£2,837 |
| Year 3 | £22,241 | £8,437 | £14,625 | £0 | £0 | -£821 | -£3,658 |
| Year 4 | £22,908 | £8,690 | £14,625 | £0 | £0 | -£407 | -£4,065 |
| Year 5 | £23,595 | £8,951 | £14,625 | £0 | £4 | £15 | -£4,050 |
Rent by the room upside
What we verified
3307
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
Service chargeReduces net yield£2,044.2/yr
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£2,925
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,050
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£6,417
Legal + survey£2,525
Mortgage + broker£5,500
Cash needed£109,442
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
The Property Well presented one bedroom flat with private sun terrace, conveniently situated next to the Grand Union Canal, and just a short walk from Alperton station and local amenities. Offered to the market with no onward chain, the property provides bright, well planned accommodation with neutral finish, including a generous open plan reception/well equipped kitchen and modern bathroom. Further features include electric heating, double glazing and inbuilt storage.
Acc…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice