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Year 5 disposal
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34/ 100
Weak
7.53% Housing-benefit rent return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.44% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (999 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£92/mo — mildly negative — equity build may cover
- -1.0% 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
−£92/mo
You top up £92/mo
Price
£285K
No local sold comps to compare
Return · IRR
-1.0%/yr
Loses money over 5 years
Cash to get in
£108K
Deposit + fees + refurb
Return before costs on price · Housing-benefit rent 7.53%5-yr return on cash 2%Rent est. £1,768 (£1,674–£1,867)
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: £1,674–£1,867/mo · n=123
Financing
DepositYour cash in — the rest is the mortgage25% · £71,250
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 (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £213,750 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£92
after mortgage, operating costs & tax
Rent in£1,768/mo gross
£1,700/mo collected · £68/mo lost to voids
Where it goes
£1,113Mortgage£679Costs
Outgoings exceed rent — you top up £92/mo
Mortgage£1,113
Costs£679
Management£177
Maintenance£100
Insurance£28
CapEx reserve£88
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£92
Returns
Return before costs on price7.44%
Cash return on cash-1.02%
Gross margin£1,021
Cash needed£108,314
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.47
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 | £21,216 | £8,146 | £13,359 | £0 | £0 | -£290 | -£290 |
| Year 2 | £21,852 | £8,391 | £13,359 | £0 | £19 | £83 | -£206 |
| Year 3 | £22,508 | £8,643 | £13,359 | £0 | £96 | £410 | £204 |
| Year 4 | £23,183 | £8,902 | £13,359 | £0 | £175 | £747 | £951 |
| Year 5 | £23,879 | £9,169 | £13,359 | £0 | £257 | £1,094 | £2,044 |
Disposal gain (gross)-£9,993
CGT£0
Net Disposal proceeds£306,796
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold999 yr
Tenure & planning999 yr
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 · 15.3 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 history30d on marketno cuts yet
Strategy matrix
Rent it out wins — -£92/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 | 7.44% | -£92 | £108,314 | 1.9% | Low | Feasible |
| Housing-benefit rent | 7.44% | -£202 | £108,314 | -0.3% | Med | Feasible |
| Council lease | 0.00% | -£1,520 | £108,314 | -85.6% | Low | Feasible |
| Refurb & refinance | 7.44% | -£92 | £126,870 | 1.6% | Med | Feasible |
| Short-stay let / Airbnb | 2.82% | -£1,119 | £108,314 | -62.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£407 | £321,095 | 6% | 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
-£197/mo cash flow vs Rent it out if converted to Rent by the room
10.11% Return before costs on price converted vs 7.44% as-is
As-is Rent it out
Monthly profit+£96
Return before costs on price7.44%
Cash needed£83,148
If converted to Rent by the room
Monthly profit-£101
Return before costs on price10.11%
Cash needed£99,148
Δ vs Rent it out Monthly profit-£197
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 score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£21,216
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,106
Exit costs
Projected sale price (5y · 2%/yr growth)£314,663
Capital gain (pre-CGT)£29,663
Sale costs (~2.5%)£7,867
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£2,044
Rates as of Oct 2024
Acquisition costs
£108,314cash neededPurchase price£285,000
Deposit (25%)£71,250
Stamp duty+5% additional-property surcharge£18,500
Refurb£10,764
Legal + survey£2,525
Mortgage fees£5,275
Total cash neededdeposit + costs (loan covers the rest)£108,314
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
To be sold with the benefit of no upper chain and a new 999 year lease, this second floor two bedroom flat would make an ideal first time or investment purchase. Also featuring both double glazed windows and a gas central heating system, the flat is located within a short walk of both Harrow on the Hill and Harrow and Wealdstone train stations. It also benefits from a parking space.
EPC Rating: C Council Tax Band: C
Further Details - The flat is located on the second floor…
Floor plans
Listing metaonthemarket · Rawlinson Gold - Harrow
About this listing
30 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£92
Cash needed
£108K
Return after costs
-1.02%
IRR
-1.01%
Listed 30d ago
Marlborough Hill, Harrow, Harrow
detached · 2 bed · 1 bath
£285,000
est £1,768 · 7.44% gross
Leasehold 999yrEPC C
1 / 5
34/100
Marginal
7.53% Housing-benefit rent strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.44% Return before costs — above-market
Price
£285K
Return before costs (best)
7.53%
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: £1,674–£1,867/mo · n=123
Financing
DepositYour cash in — the rest is the mortgage25% · £71,250
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 (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £213,750 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£92
after mortgage, operating costs & tax
Rent in£1,768/mo gross
£1,700/mo collected · £68/mo lost to voids
Where it goes
£1,113Mortgage£679Costs
Outgoings exceed rent — you top up £92/mo
Mortgage£1,113
Costs£679
Management£177
Maintenance£100
Insurance£28
CapEx reserve£88
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£92
Returns
Return before costs on price7.44%
Cash return on cash-1.02%
Gross margin£1,021
Cash needed£108,314
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.47
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £21,216 | £8,146 | £13,359 | £0 | £0 | -£290 | -£290 |
| Year 2 | £21,852 | £8,391 | £13,359 | £0 | £19 | £83 | -£206 |
| Year 3 | £22,508 | £8,643 | £13,359 | £0 | £96 | £410 | £204 |
| Year 4 | £23,183 | £8,902 | £13,359 | £0 | £175 | £747 | £951 |
| Year 5 | £23,879 | £9,169 | £13,359 | £0 | £257 | £1,094 | £2,044 |
Rent by the room upside
What we verified
4205
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining999 yr
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£2,672
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,044
Acquisition costs
25% deposit£71,250
Stamp duty£18,500
Refurb£10,764
Legal + survey£2,525
Mortgage + broker£5,275
Cash needed£108,314
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
To be sold with the benefit of no upper chain and a new 999 year lease, this second floor two bedroom flat would make an ideal first time or investment purchase. Also featuring both double glazed windows and a gas central heating system, the flat is located within a short walk of both Harrow on the Hill and Harrow and Wealdstone train stations. It also benefits from a parking space.
EPC Rating: C Council Tax Band: C
Further Details - The flat is located on the second floor…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice