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Year 5 disposal
⊞ View all 13
20/ 100
Weak
6.96% 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 −£213/mo — significantly negative — real recurring drain
- -3.2% 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
−£213/mo
You top up £213/mo
Price
£210K
No local sold comps to compare
Return · IRR
-3.2%/yr
Loses money over 5 years
Cash to get in
£77K
Deposit + fees + refurb
Return before costs on price 6.96%5-yr return on cash -10%Rent est. £1,218 (£1,182–£1,255)
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: £1,182–£1,255/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £157,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£213
after mortgage, operating costs & tax
Rent in£1,218/mo gross
£1,171/mo collected · £47/mo lost to voids
Where it goes
£820Mortgage£563Costs
Outgoings exceed rent — you top up £213/mo
Mortgage£820
Costs£563
Management£122
Maintenance£67
Insurance£28
CapEx reserve£61
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£213
Returns
Return before costs on price6.96%
Cash return on cash-3.30%
Gross margin£608
Cash needed£77,267
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.37
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 | £14,616 | £6,760 | £9,844 | £0 | £0 | -£1,988 | -£1,988 |
| Year 2 | £15,054 | £6,963 | £9,844 | £0 | £0 | -£1,752 | -£3,741 |
| Year 3 | £15,506 | £7,172 | £9,844 | £0 | £0 | -£1,510 | -£5,250 |
| Year 4 | £15,971 | £7,387 | £9,844 | £0 | £0 | -£1,260 | -£6,510 |
| Year 5 | £16,450 | £7,609 | £9,844 | £0 | £0 | -£1,002 | -£7,512 |
Disposal gain (gross)-£4,556
CGT£0
Net Disposal proceeds£226,061
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
SchoolsNo postcode
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohort1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 18.7 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
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£213/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 | 6.96% | -£213 | £77,267 | -9.7% | Low | Feasible |
| Housing-benefit rent | 5.22% | -£519 | £77,267 | -33.1% | Med | Feasible |
| Council lease | 0.00% | -£1,194 | £77,267 | -94.6% | Low | Feasible |
| Refurb & refinance | 6.96% | -£213 | £90,334 | -8.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £233,184 | 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
+£191/mo cash flow vs Rent it out if converted to Rent by the room
13.71% Return before costs on price converted vs 6.96% as-is
As-is Rent it out
Monthly profit-£35
Return before costs on price6.96%
Cash needed£64,398
If converted to Rent by the room
Monthly profit+£156
Return before costs on price13.71%
Cash needed£80,398
Δ vs Rent it out Monthly profit+£191
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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£14,616
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,550
Exit costs
Projected sale price (5y · 2%/yr growth)£231,857
Capital gain (pre-CGT)£21,857
Sale costs (~2.5%)£5,796
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-£7,512
Rates as of Oct 2024
Acquisition costs
£77,267cash neededPurchase price£210,000
Deposit (25%)£52,500
Stamp duty+5% additional-property surcharge£12,200
Refurb£6,417
Legal + survey£2,000
Mortgage fees£4,150
Total cash neededdeposit + costs (loan covers the rest)£77,267
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY Chain free and ideally located just 0.3 miles from Gidea Park Elizabeth Line Station, this spacious 1 bedroom first floor apartment benefits from allocated parking and a quiet residential setting.
DESCRIPTION Offered to the market chain free, this spacious 1 bedroom first floor apartment is situated within a quiet and well maintained residential development in the heart of Gidea Park.
The property offers well proportioned accommodation throughout, comprising a gener…
Floor plans
Listing metaonthemarket · William H Brown - Gidea Park
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£213
Cash needed
£77K
Return after costs
-3.30%
IRR
-3.22%
Kidman Close, Gidea Park, Romford, Romford
flat · 1 bed · 1 bath
£210,000
est £1,218 · 6.96% gross
Chain free
1 / 13
20/100
Marginal
6.96% — verify the rent + comps locally.
Chain free
Price
£210K
Return before costs
6.96%
est rent £1,218/monot enough comparablesRange £1,182–£1,255/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
—
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: £1,182–£1,255/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £157,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£213
after mortgage, operating costs & tax
Rent in£1,218/mo gross
£1,171/mo collected · £47/mo lost to voids
Where it goes
£820Mortgage£563Costs
Outgoings exceed rent — you top up £213/mo
Mortgage£820
Costs£563
Management£122
Maintenance£67
Insurance£28
CapEx reserve£61
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£213
Returns
Return before costs on price6.96%
Cash return on cash-3.30%
Gross margin£608
Cash needed£77,267
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.37
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 | £14,616 | £6,760 | £9,844 | £0 | £0 | -£1,988 | -£1,988 |
| Year 2 | £15,054 | £6,963 | £9,844 | £0 | £0 | -£1,752 | -£3,741 |
| Year 3 | £15,506 | £7,172 | £9,844 | £0 | £0 | -£1,510 | -£5,250 |
| Year 4 | £15,971 | £7,387 | £9,844 | £0 | £0 | -£1,260 | -£6,510 |
| Year 5 | £16,450 | £7,609 | £9,844 | £0 | £0 | -£1,002 | -£7,512 |
Rent by the room upside
What we verified
2306
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 · 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£1,969
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,512
Acquisition costs
25% deposit£52,500
Stamp duty£12,200
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£4,150
Cash needed£77,267
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
SUMMARY Chain free and ideally located just 0.3 miles from Gidea Park Elizabeth Line Station, this spacious 1 bedroom first floor apartment benefits from allocated parking and a quiet residential setting.
DESCRIPTION Offered to the market chain free, this spacious 1 bedroom first floor apartment is situated within a quiet and well maintained residential development in the heart of Gidea Park.
The property offers well proportioned accommodation throughout, comprising a gener…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice