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Year 5 disposal
⊞ View all 5
34/ 100
Weak
6.71% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- -0.0% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£5/mo
Barely breaks even each month
Price
£430K
No local sold comps to compare
Return · IRR
-0.0%/yr
Loses money over 5 years
Cash to get in
£203K
Deposit + fees + refurb
Return before costs on price 6.71%5-yr return on cash 5%Rent est. £2,405 (£2,304–£2,510)
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: £2,304–£2,510/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £107,500
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 (£39,949–£74,571 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £322,500 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
+£5
after mortgage, operating costs & tax
Rent in£2,405/mo gross
£2,313/mo collected · £93/mo lost to voids
Where it goes
£1,747Mortgage£560Costs
£5/mo left as profit · 0% of rent kept
Mortgage£1,747
Costs£560
Management£241
Maintenance£50
Insurance£40
CapEx reserve£120
Voids + council tax£5
Ltd co. accounts£104
Tax£1
Profit+£5
Returns
Return before costs on price6.71%
Cash return on cash0.03%
Gross margin£1,753
Cash needed£203,365
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.32
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 | £28,860 | £6,718 | £20,963 | £0 | £224 | £956 | £956 |
| Year 2 | £29,726 | £6,919 | £20,963 | £0 | £350 | £1,494 | £2,450 |
| Year 3 | £30,618 | £7,127 | £20,963 | £0 | £480 | £2,048 | £4,499 |
| Year 4 | £31,536 | £7,340 | £20,963 | £0 | £614 | £2,619 | £7,118 |
| Year 5 | £32,482 | £7,561 | £20,963 | £0 | £752 | £3,207 | £10,325 |
Disposal gain (gross)-£55,529
CGT£0
Net Disposal proceeds£462,886
What we verified
What we verified
22082 ok · 2 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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortIG1 · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Queen Mary · 8.3 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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 · 2-bath · 1122 sqft · London ×1.4
£40k–£77k
£ per sqft
building cost only
£36–£68
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£11,220–£20,196
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£15,708–£29,172
Guide rates · UK May 2026
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 history37d on marketno cuts yet
Strategy matrix
Rent it out wins — +£5/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 | 6.71% | +£5 | £203,365 | 5.1% | Low | Feasible |
| Housing-benefit rent | 5.03% | -£592 | £203,365 | -11.0% | Med | Feasible |
| Council lease | 0.00% | -£1,941 | £203,365 | -57.6% | Low | Feasible |
| Refurb & refinance | 6.71% | +£5 | £246,171 | 4.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£194 | £539,721 | -3% | Med | Feasible |
| Rent by the room | 5.02% | -£1,182 | £203,365 | -29.4% | — | Feasible |
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
Rent by the room conversion upside
-£723/mo cash flow vs Rent it out if converted to Rent by the room
6.70% Return before costs on price converted vs 6.71% as-is
🔓 +2 bedrooms potential
medium confidence3 → 5 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 6 habitable rooms (3 beds + 3 reception(s)) in 104 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (0 double, 1 single); sized to the England statutory minimum (6.51/10.22 m², SI 2018/616); council local standard not curated — may be higher, verify; 1 room size(s) not printed on the plan — counted but unverified vs the standard; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 5 bed HMO+2 singles
HMO licence
Sized to the England statutory minimum (6.51/10.22 m²) — the council may set higher; verify
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
As-is Rent it out
Monthly profit+£56
Return before costs on price6.71%
Cash needed£119,398
If converted to Rent by the room
Monthly profit-£667
Return before costs on price6.70%
Cash needed£135,398
Δ vs Rent it out Monthly profit-£723
Show conversion detail
Conversion cost estimate
£72,800
Range: £64,400 – £84,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£74,208–£138,162full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£5,610–£10,098
- Replumb£4,488–£8,976
- Windows£12,342–£22,440
- Paint + decor£11,220–£20,196
- Flooring£15,708–£29,172
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£28,860
Section 24 credit£0
Annual tax due£224
Post-tax Monthly profit annual-£154
Exit costs
Projected sale price (5y · 2%/yr growth)£474,755
Capital gain (pre-CGT)£44,755
Sale costs (~2.5%)£11,869
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£10,325
Rates as of Oct 2024
Acquisition costs
£203,365cash neededPurchase price£430,000
Deposit (25%)£107,500
Stamp duty+5% additional-property surcharge£33,000
Refurb£53,265
Legal + survey£2,150
Mortgage fees£7,450
Total cash neededdeposit + costs (loan covers the rest)£203,365
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Edward Chase is delighted to present to the sales market this spacious three-bedroom, two-reception terraced house located on Hickling Road, IG1, just off the ever-popular Ilford Lane.
PLEASE NOTE: This property requires FULL REFURBISHMENT throughout and is priced accordingly at £450,000. The house provides an excellent opportunity for a purchaser looking to create a home to their own specification or an investor seeking a refurbishment project in a popular and well-connecte…
Floor plans
Nearby active comparables11 rentals
Comparable rentals
IG1 · same beds + typeMedian nearby: £2,400/mo · 10 of 11 already let-£5 vs our est
- Mortlake Road, Ilford, IG1Let3b£2,400/moMay 2026
- Kingston Road, Ilford, London, IG13b£2,300/moMay 2026
- Twyford Road, ILFORDLet3b£2,100/moMay 2026
- Kingston Road, IlfordLet3b£2,350/moMay 2026
- South Park Terrace, IG1 1YBLet3b£2,500/moMay 2026
- Tulip Garden, Ilford, IG1Let3b£2,400/moMay 2026
- Windsor Road, IG1 1HFLet3b£2,400/moMay 2026
- Green Lane, Ilford, Essex, IG1Let3b£2,650/moMay 2026
- South Park Crescent, IlfordLet3b£2,400/moMay 2026
- York Mews, Ilford, IG1Let3b£3,125/moMay 2026
- Hampton Road, Ilford, IG1Let3b£2,600/moMay 2026
Other deals nearby
IG1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Edward Chase - Ilford
About this listing
37 days · OnTheMarketPrice history
5-year price trend
Monthly profit
+£5
Cash needed
£203K
Return after costs
0.03%
IRR
-0.01%
Listed 37d ago
Hickling Road, Ilford, IG1, Ilford, IG1
terraced · 3 bed · 1,122 sqft
£430,000
est £2,405 · 6.71% gross
Chain freeEPC D
1 / 5
34/100
Marginal
6.71% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£430K
Return before costs
6.71%
est rent £2,405/monot enough comparablesRange £2,304–£2,510/mo (Q1–Q3)
Bedrooms
3
0 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £2,304–£2,510/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £107,500
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 (£39,949–£74,571 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £322,500 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
+£5
after mortgage, operating costs & tax
Rent in£2,405/mo gross
£2,313/mo collected · £93/mo lost to voids
Where it goes
£1,747Mortgage£560Costs
£5/mo left as profit · 0% of rent kept
Mortgage£1,747
Costs£560
Management£241
Maintenance£50
Insurance£40
CapEx reserve£120
Voids + council tax£5
Ltd co. accounts£104
Tax£1
Profit+£5
Returns
Return before costs on price6.71%
Cash return on cash0.03%
Gross margin£1,753
Cash needed£203,365
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.32
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 | £28,860 | £6,718 | £20,963 | £0 | £224 | £956 | £956 |
| Year 2 | £29,726 | £6,919 | £20,963 | £0 | £350 | £1,494 | £2,450 |
| Year 3 | £30,618 | £7,127 | £20,963 | £0 | £480 | £2,048 | £4,499 |
| Year 4 | £31,536 | £7,340 | £20,963 | £0 | £614 | £2,619 | £7,118 |
| Year 5 | £32,482 | £7,561 | £20,963 | £0 | £752 | £3,207 | £10,325 |
Rent by the room upside
What we verified
3207
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▾
EPC~£3,000–£7,000 to upgrade to CD
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£4,193
Annual rental tax£13
CGT yr 5£0 · company level
5y net total£10,325
Acquisition costs
25% deposit£107,500
Stamp duty£33,000
Refurb£53,265
Legal + survey£2,150
Mortgage + broker£7,450
Cash needed£203,365
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
Edward Chase is delighted to present to the sales market this spacious three-bedroom, two-reception terraced house located on Hickling Road, IG1, just off the ever-popular Ilford Lane.
PLEASE NOTE: This property requires FULL REFURBISHMENT throughout and is priced accordingly at £450,000. The house provides an excellent opportunity for a purchaser looking to create a home to their own specification or an investor seeking a refurbishment project in a popular and well-connecte…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice