Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 5
14/ 100
Weak
6.37% Rent by the room return before costs — verify the rent + comps locally.
Why it works
- EPC A — MEES compliant
Why to be cautious
- Monthly profit −£283/mo — significantly negative — real recurring drain
- -2.1% 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
−£283/mo
You top up £283/mo
Price
£625K
No local sold comps to compare
Return · IRR
-2.1%/yr
Loses money over 5 years
Cash to get in
£241K
Deposit + fees + refurb
Return before costs on price · Rent by the room 6.37%5-yr return on cash -1%Rent est. £2,926 (£2,671–£3,205)
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: £2,671–£3,205/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £156,250
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £468,750 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£283
after mortgage, operating costs & tax
Rent in£2,926/mo gross
£2,813/mo collected · £113/mo lost to voids
Where it goes
£2,441Mortgage£655Costs
Outgoings exceed rent — you top up £283/mo
Mortgage£2,441
Costs£655
Management£293
Maintenance£67
Insurance£40
CapEx reserve£146
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£283
Returns
Return before costs on price5.62%
Cash return on cash-1.41%
Gross margin£2,159
Cash needed£241,483
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.11
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 | £35,112 | £7,859 | £29,297 | £0 | £0 | -£2,044 | -£2,044 |
| Year 2 | £36,165 | £8,095 | £29,297 | £0 | £0 | -£1,227 | -£3,271 |
| Year 3 | £37,250 | £8,338 | £29,297 | £0 | £0 | -£384 | -£3,655 |
| Year 4 | £38,368 | £8,588 | £29,297 | £0 | £92 | £391 | -£3,264 |
| Year 5 | £39,519 | £8,846 | £29,297 | £0 | £261 | £1,115 | -£2,149 |
Disposal gain (gross)-£27,059
CGT£0
Net Disposal proceeds£672,799
What we verified
What we verified
40074 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdAsk agent
Tenure & planningAsk agent
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingA
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand A
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 profileFamily let
Tenant profilelikely cohort4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Imperial College · 16.3 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 · 3-bath · 1170 sqft
£35k–£68k
£ per sqft
building cost only
£30–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
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
Price & sale history29d on marketno cuts yet
Strategy matrix
Rent it out wins — -£283/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 | 5.62% | -£283 | £241,483 | -0.9% | Low | Feasible |
| Housing-benefit rent | 5.62% | -£459 | £241,483 | -2.5% | Med | Feasible |
| Council lease | 0.00% | -£2,653 | £241,483 | -66.2% | Low | Feasible |
| Refurb & refinance | 5.62% | -£283 | £280,516 | -0.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £707,641 | 6% | Med | Feasible |
| Rent by the room | 6.37% | -£2,181 | £275,483 | -41.2% | — | Feasible |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 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
Rent by the room conversion upside
-£1,159/mo cash flow vs Rent it out if converted to Rent by the room
4.61% Return before costs on price converted vs 5.62% as-is
Room mix (4 lettable rooms)
3× Double @ £842/mo1× En-suite @ £790/mo
≈ £3,316/mo gross room income
As-is Rent it out
Monthly profit-£270
Return before costs on price5.62%
Cash needed£168,148
If converted to Rent by the room
Monthly profit-£1,429
Return before costs on price4.61%
Cash needed£184,148
Δ vs Rent it out Monthly profit-£1,159
Show conversion detail
Conversion cost estimate
£22,000
Range: £16,000 – £30,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£66,690–£124,680full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£8,190–£15,210
- Flooring£12,870–£24,570
Based on 680 HMO comps within 4.2 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£35,112
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,395
Exit costs
Projected sale price (5y · 2%/yr growth)£690,051
Capital gain (pre-CGT)£65,051
Sale costs (~2.5%)£17,251
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-£2,149
Rates as of Oct 2024
Acquisition costs
£241,483cash neededPurchase price£625,000
Deposit (25%)£156,250
Stamp duty+5% additional-property surcharge£52,500
Refurb£19,458
Legal + survey£2,900
Mortgage fees£10,375
Total cash neededdeposit + costs (loan covers the rest)£241,483
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Stunning 4-Bedroom Eco-Friendly Town House - Avedon Close, Harrow, HA2Discover modern, sustainable living at its finest with this exceptional four-bedroom, three-bathroom end-of-terrace town house. Situated in the highly sought-after and peaceful residential enclave of Avedon Close, this property perfectly balances cutting-edge design with ultimate family comfort.Key Features:•Eco-Efficient Living: Boasting a rare and coveted EPC Rating of A, complete with integrated solar pa…
Floor plans
Listing metaonthemarket · Robertson Phillips - North Harrow
About this listing
29 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£283
Cash needed
£241K
Return after costs
-1.41%
IRR
-2.12%
Listed 29d ago
Avedon Close, Harrow, Harrow
semi-detached · 4 bed · 3 bath
£625,000
est £2,926 · 5.62% gross
EPC A
1 / 5
14/100
Marginal
6.37% — verify the rent + comps locally.
5.62% Return before costs — around the area average for this property type.
Monthly profit −£283/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating A — Min. energy standard 2030 compliant.
Price
£625K
Return before costs (best)
6.37%
Rent by the room
Bedrooms
4
3 bath
Energy rating
A
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: £2,671–£3,205/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £156,250
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £468,750 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£283
after mortgage, operating costs & tax
Rent in£2,926/mo gross
£2,813/mo collected · £113/mo lost to voids
Where it goes
£2,441Mortgage£655Costs
Outgoings exceed rent — you top up £283/mo
Mortgage£2,441
Costs£655
Management£293
Maintenance£67
Insurance£40
CapEx reserve£146
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£283
Returns
Return before costs on price5.62%
Cash return on cash-1.41%
Gross margin£2,159
Cash needed£241,483
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.11
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 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 | £35,112 | £7,859 | £29,297 | £0 | £0 | -£2,044 | -£2,044 |
| Year 2 | £36,165 | £8,095 | £29,297 | £0 | £0 | -£1,227 | -£3,271 |
| Year 3 | £37,250 | £8,338 | £29,297 | £0 | £0 | -£384 | -£3,655 |
| Year 4 | £38,368 | £8,588 | £29,297 | £0 | £92 | £391 | -£3,264 |
| Year 5 | £39,519 | £8,846 | £29,297 | £0 | £261 | £1,115 | -£2,149 |
Rent by the room upside
What we verified
5006
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▾
EPCEnergy efficiency ratingA
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 / 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£5,859
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£2,149
Acquisition costs
25% deposit£156,250
Stamp duty£52,500
Refurb£19,458
Legal + survey£2,900
Mortgage + broker£10,375
Cash needed£241,483
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
Stunning 4-Bedroom Eco-Friendly Town House - Avedon Close, Harrow, HA2Discover modern, sustainable living at its finest with this exceptional four-bedroom, three-bathroom end-of-terrace town house. Situated in the highly sought-after and peaceful residential enclave of Avedon Close, this property perfectly balances cutting-edge design with ultimate family comfort.Key Features:•Eco-Efficient Living: Boasting a rare and coveted EPC Rating of A, complete with integrated solar pa…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice