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Year 5 disposal
⊞ View all 5
0/ 100
Weak
5.09% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£734/mo — heavily negative — needs monthly capital injection
- -5.2% 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
−£734/mo
You top up £734/mo
Price
£550K
No local sold comps to compare
Return · IRR
-5.2%/yr
Loses money over 5 years
Cash to get in
£206K
Deposit + fees + refurb
Return before costs on price 5.09%5-yr return on cash -16%Rent est. £2,334 (£2,278–£2,391)
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: £2,278–£2,391/mo · n=110
Financing
DepositYour cash in — the rest is the mortgage25% · £137,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £412,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£734
after mortgage, operating costs & tax
Rent in£2,334/mo gross
£2,244/mo collected · £90/mo lost to voids
Where it goes
£2,234Mortgage£744Costs
Outgoings exceed rent — you top up £734/mo
Mortgage£2,234
Costs£744
Management£233
Maintenance£67
Insurance£40
CapEx reserve£117
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£734
Returns
Return before costs on price5.09%
Cash return on cash-4.28%
Gross margin£1,501
Cash needed£205,864
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.00
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 | £28,008 | £8,923 | £26,813 | £0 | £0 | -£7,727 | -£7,727 |
| Year 2 | £28,848 | £9,190 | £26,813 | £0 | £0 | -£7,155 | -£14,882 |
| Year 3 | £29,714 | £9,466 | £26,813 | £0 | £0 | -£6,565 | -£21,447 |
| Year 4 | £30,605 | £9,750 | £26,813 | £0 | £0 | -£5,957 | -£27,404 |
| Year 5 | £31,523 | £10,043 | £26,813 | £0 | £0 | -£5,332 | -£32,736 |
Disposal gain (gross)-£17,051
CGT£0
Net Disposal proceeds£592,063
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
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 cohortHA9 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 9.9 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 · 2-bath · 945 sqft · London ×1.4
£36k–£69k
£ per sqft
building cost only
£38–£73
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£9,450–£17,010
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,230–£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 licensingN/A
Price & sale history1d on marketno cuts yet
Strategy matrix
Rent it out wins — -£734/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 | 5.09% | -£734 | £205,864 | -15.9% | Low | Feasible |
| Housing-benefit rent | 3.82% | -£1,316 | £205,864 | -32.5% | Med | Feasible |
| Council lease | 0.00% | -£2,621 | £205,864 | -77.1% | Low | Feasible |
| Refurb & refinance | 5.09% | -£734 | £237,670 | -13.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£386 | £613,420 | 7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
-£678/mo cash flow vs Rent it out if converted to Rent by the room
5.24% Return before costs on price converted vs 5.09% as-is
As-is Rent it out
Monthly profit-£457
Return before costs on price5.09%
Cash needed£149,398
If converted to Rent by the room
Monthly profit-£1,136
Return before costs on price5.24%
Cash needed£165,398
Δ vs Rent it out Monthly profit-£678
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
£56,000
Range: £47,600 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£66,420–£123,825full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£4,725–£8,505
- Replumb£3,780–£7,560
- Windows£10,395–£18,900
- Paint + decor£9,450–£17,010
- Flooring£13,230–£24,570
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£28,008
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,804
Exit costs
Projected sale price (5y · 2%/yr growth)£607,244
Capital gain (pre-CGT)£57,244
Sale costs (~2.5%)£15,181
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-£32,736
Rates as of Oct 2024
Acquisition costs
£205,864cash neededPurchase price£550,000
Deposit (25%)£137,500
Stamp duty+5% additional-property surcharge£45,000
Refurb£10,764
Legal + survey£3,350
Mortgage fees£9,250
Total cash neededdeposit + costs (loan covers the rest)£205,864
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
This gorgeous 2 bedroom south east facing apartment is set within a stunning new development in Wembley Park. The apartment benefits from contemporary and open plan interiors, en suite and a superb wraparound balcony. In the heart of Wembley, this property is a 3 minute walk from Wembley Park, and has Fulton Road, with all its shops, bars and amenities. Not to mention, Wembley Stadium is directly opposite the balcony for great views. Please use the reference CHPK5011057 when…
Floor plans
Nearby active comparables11 rentals
Comparable rentals
HA9 · same beds + typeMedian nearby: £2,150/mo · 11 of 11 already let-£184 vs our est
- Jenga Court, Wembley, HA9Let2b£2,000/moMay 2026
- The Lodge, North End Road, Wembley, H…Let2b£1,850/moMay 2026
- Wembley Hill Road, Wembley, HA9Let2b£1,750/moMay 2026
- High Road, Wembley, HA9Let2b£2,200/moMay 2026
- Windermere Court, WembleyLet2b£2,200/moMay 2026
- Beverley Gardens, Wembley, HA9Let2b£2,150/moMay 2026
- Wembley, HA9Let2b£1,800/moMay 2026
- Bridge Road, Wembley, Middlesex, HA9…Let2b£2,200/moMay 2026
- Elizabeth House, 341 High Road, Wembl…Let2b£2,250/moMay 2026
- Jenga Court, Wembley, HA9Let2b£2,000/moMay 2026
- Yashin House, Wembley, HA9Let2b£2,200/moMay 2026
Other deals nearby
HA9 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Foxtons - Wembley
About this listing
1 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£734
Cash needed
£206K
Return after costs
-4.28%
IRR
-5.25%
Listed 1d ago
North End Road, Wembley Park, WEMBLEY, HA9, Wembley, HA9
flat · 2 bed · 2 bath
£550,000
est £2,334 · 5.09% gross
1 / 5
0/100
Marginal
5.09% — verify the rent + comps locally.
5.09% Return before costs — around the area average for this property type.
Monthly profit −£734/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£550K
Return before costs
5.09%
est rent £2,334/monot enough comparablesRange £2,278–£2,391/mo (Q1–Q3)
Bedrooms
2
2 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: £2,278–£2,391/mo · n=110
Financing
DepositYour cash in — the rest is the mortgage25% · £137,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £412,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£734
after mortgage, operating costs & tax
Rent in£2,334/mo gross
£2,244/mo collected · £90/mo lost to voids
Where it goes
£2,234Mortgage£744Costs
Outgoings exceed rent — you top up £734/mo
Mortgage£2,234
Costs£744
Management£233
Maintenance£67
Insurance£40
CapEx reserve£117
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£734
Returns
Return before costs on price5.09%
Cash return on cash-4.28%
Gross margin£1,501
Cash needed£205,864
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.00
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 | £28,008 | £8,923 | £26,813 | £0 | £0 | -£7,727 | -£7,727 |
| Year 2 | £28,848 | £9,190 | £26,813 | £0 | £0 | -£7,155 | -£14,882 |
| Year 3 | £29,714 | £9,466 | £26,813 | £0 | £0 | -£6,565 | -£21,447 |
| Year 4 | £30,605 | £9,750 | £26,813 | £0 | £0 | -£5,957 | -£27,404 |
| Year 5 | £31,523 | £10,043 | £26,813 | £0 | £0 | -£5,332 | -£32,736 |
Rent by the room upside
What we verified
2307
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
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£5,363
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£32,736
Acquisition costs
25% deposit£137,500
Stamp duty£45,000
Refurb£10,764
Legal + survey£3,350
Mortgage + broker£9,250
Cash needed£205,864
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
This gorgeous 2 bedroom south east facing apartment is set within a stunning new development in Wembley Park. The apartment benefits from contemporary and open plan interiors, en suite and a superb wraparound balcony. In the heart of Wembley, this property is a 3 minute walk from Wembley Park, and has Fulton Road, with all its shops, bars and amenities. Not to mention, Wembley Stadium is directly opposite the balcony for great views. Please use the reference CHPK5011057 when…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice