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Year 5 disposal
⊞ View all 5
0/ 100
Weak
4.77% Housing-benefit rent return before costs — verify the rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£541/mo — heavily negative — needs monthly capital injection
- -4.5% 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
−£541/mo
You top up £541/mo
Price
£450K
No local sold comps to compare
Return · IRR
-4.5%/yr
Loses money over 5 years
Cash to get in
£168K
Deposit + fees + refurb
Return before costs on price · Housing-benefit rent 4.77%5-yr return on cash -14%Rent est. £1,744 (£1,661–£1,831)
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
Buy-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: £1,661–£1,831/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £112,488
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,462.5 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
-£541
after mortgage, operating costs & tax
Rent in£1,744/mo gross
£1,677/mo collected · £67/mo lost to voids
Where it goes
£1,758Mortgage£461Costs
Outgoings exceed rent — you top up £541/mo
Mortgage£1,758
Costs£461
Management£174
Maintenance£50
Insurance£40
CapEx reserve£87
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£541
Returns
Return before costs on price4.65%
Cash return on cash-3.86%
Gross margin£1,216
Cash needed£168,146
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.92
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 | £20,928 | £5,528 | £21,091 | £0 | £0 | -£5,691 | -£5,691 |
| Year 2 | £21,556 | £5,694 | £21,091 | £0 | £0 | -£5,229 | -£10,920 |
| Year 3 | £22,203 | £5,864 | £21,091 | £0 | £0 | -£4,753 | -£15,673 |
| Year 4 | £22,869 | £6,040 | £21,091 | £0 | £0 | -£4,263 | -£19,937 |
| Year 5 | £23,555 | £6,221 | £21,091 | £0 | £0 | -£3,758 | -£23,695 |
Disposal gain (gross)-£13,497
CGT£0
Net Disposal proceeds£484,362
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
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
SchoolsNo postcode
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohort2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 15 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
2-bed · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
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 history31d on marketno cuts yet
Strategy matrix
Rent it out wins — -£541/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 | 4.65% | -£541 | £168,146 | -14.1% | Low | Feasible |
| Housing-benefit rent | 4.65% | -£648 | £168,146 | -15.6% | Med | Feasible |
| Council lease | 0.00% | -£1,952 | £168,146 | -70.1% | Low | Feasible |
| Refurb & refinance | 4.65% | -£541 | £194,949 | -12.2% | Med | Feasible |
| Short-stay let / Airbnb | 1.78% | -£1,550 | £168,146 | -54.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £502,165 | 7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context531 active short-lets nearby
Short-let market context
- 531 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
£89/night ADR
Based on 72 short-let comps nearby
Rent by the room conversion upside
-£200/mo cash flow vs Rent it out if converted to Rent by the room
6.40% Return before costs on price converted vs 4.65% as-is
As-is Rent it out
Monthly profit-£545
Return before costs on price4.65%
Cash needed£124,386
If converted to Rent by the room
Monthly profit-£745
Return before costs on price6.40%
Cash needed£140,386
Δ vs Rent it out Monthly profit-£200
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£20,928
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,496
Exit costs
Projected sale price (5y · 2%/yr growth)£496,781
Capital gain (pre-CGT)£46,831
Sale costs (~2.5%)£12,420
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-£23,695
Rates as of Oct 2024
Acquisition costs
£168,146cash neededPurchase price£449,950
Deposit (25%)£112,488
Stamp duty+5% additional-property surcharge£34,995
Refurb£10,764
Legal + survey£2,150
Mortgage fees£7,749
Total cash neededdeposit + costs (loan covers the rest)£168,146
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
A well-presented two bedroom mid-terrace home ideally located on Belmont Road, close to the popular Byron Park and within easy reach of local amenities and excellent transport links.
To the ground floor, the property offers a spacious through lounge/diner providing an excellent reception and dining space, with plenty of natural light. To the rear is a separate fitted kitchen/utility room with direct access onto the garden, making it a practical space for everyday family life…
Floor plans
Listing metaonthemarket · Major Estates - Harrow
About this listing
31 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£541
Cash needed
£168K
Return after costs
-3.86%
IRR
-4.52%
Listed 31d ago
Belmont Road, Harrow, Harrow
terraced · 2 bed · 1 bath
£449,950
est £1,744 · 4.65% gross
EPC C
1 / 5
0/100
Marginal
4.77% — verify the rent + comps locally.
4.65% Return before costs — around the area average for this property type.
Monthly profit −£541/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£450K
Return before costs (best)
4.77%
Housing-benefit rent
Bedrooms
2
1 bath
Energy rating
C
Energy rating
Run the numbers
What-if calculator
Buy-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: £1,661–£1,831/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £112,488
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,462.5 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
-£541
after mortgage, operating costs & tax
Rent in£1,744/mo gross
£1,677/mo collected · £67/mo lost to voids
Where it goes
£1,758Mortgage£461Costs
Outgoings exceed rent — you top up £541/mo
Mortgage£1,758
Costs£461
Management£174
Maintenance£50
Insurance£40
CapEx reserve£87
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£541
Returns
Return before costs on price4.65%
Cash return on cash-3.86%
Gross margin£1,216
Cash needed£168,146
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.92
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context531 active short-lets nearby
Short-let market context
- 531 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 | £20,928 | £5,528 | £21,091 | £0 | £0 | -£5,691 | -£5,691 |
| Year 2 | £21,556 | £5,694 | £21,091 | £0 | £0 | -£5,229 | -£10,920 |
| Year 3 | £22,203 | £5,864 | £21,091 | £0 | £0 | -£4,753 | -£15,673 |
| Year 4 | £22,869 | £6,040 | £21,091 | £0 | £0 | -£4,263 | -£19,937 |
| Year 5 | £23,555 | £6,221 | £21,091 | £0 | £0 | -£3,758 | -£23,695 |
Rent by the room upside
What we verified
4205
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
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 · OfstedNo postcode
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£4,218
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£23,695
Acquisition costs
25% deposit£112,488
Stamp duty£34,995
Refurb£10,764
Legal + survey£2,150
Mortgage + broker£7,749
Cash needed£168,146
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
A well-presented two bedroom mid-terrace home ideally located on Belmont Road, close to the popular Byron Park and within easy reach of local amenities and excellent transport links.
To the ground floor, the property offers a spacious through lounge/diner providing an excellent reception and dining space, with plenty of natural light. To the rear is a separate fitted kitchen/utility room with direct access onto the garden, making it a practical space for everyday family life…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice