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Year 5 disposal
⊞ View all 5
1/ 100
Weak
5.09% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£412/mo — significantly negative — real recurring drain
- -3.4% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£412/mo
You top up £412/mo
Price
£450K
No local sold comps to compare
Return · IRR
-3.4%/yr
Loses money over 5 years
Cash to get in
£171K
Deposit + fees + refurb
Return before costs on price 5.09%5-yr return on cash -9%Rent est. £1,907 (£1,853–£1,963)
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: £1,853–£1,963/mo · n=33
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£10,187–£19,016 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£412
after mortgage, operating costs & tax
Rent in£1,907/mo gross
£1,834/mo collected · £73/mo lost to voids
Where it goes
£1,758Mortgage£488Costs
Outgoings exceed rent — you top up £412/mo
Mortgage£1,758
Costs£488
Management£191
Maintenance£50
Insurance£40
CapEx reserve£95
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£412
Returns
Return before costs on price5.09%
Cash return on cash-2.89%
Gross margin£1,346
Cash needed£170,983
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 | £22,884 | £5,850 | £21,094 | £0 | £0 | -£4,060 | -£4,060 |
| Year 2 | £23,571 | £6,026 | £21,094 | £0 | £0 | -£3,549 | -£7,609 |
| Year 3 | £24,278 | £6,206 | £21,094 | £0 | £0 | -£3,022 | -£10,631 |
| Year 4 | £25,006 | £6,393 | £21,094 | £0 | £0 | -£2,480 | -£13,112 |
| Year 5 | £25,756 | £6,584 | £21,094 | £0 | £0 | -£1,922 | -£15,033 |
Disposal gain (gross)-£16,318
CGT£0
Net Disposal proceeds£484,415
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
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
Queen Mary · 15.5 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 · 927 sqft
£27k–£53k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,489–£12,051
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,197–£19,467
Guide rates · UK May 2026
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 — -£412/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% | -£412 | £170,983 | -8.8% | Low | Feasible |
| Housing-benefit rent | 3.81% | -£890 | £170,983 | -25.2% | Med | Feasible |
| Council lease | 0.00% | -£1,952 | £170,983 | -68.9% | Low | Feasible |
| Refurb & refinance | 5.09% | -£412 | £198,916 | -7.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£194 | £506,166 | 6% | 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
-£332/mo cash flow vs Rent it out if converted to Rent by the room
6.40% Return before costs on price converted vs 5.09% as-is
As-is Rent it out
Monthly profit-£413
Return before costs on price5.09%
Cash needed£124,398
If converted to Rent by the room
Monthly profit-£745
Return before costs on price6.40%
Cash needed£140,398
Δ vs Rent it out Monthly profit-£332
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 69% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- no local HMO decisions on record
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£52,485–£98,435full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,708–£6,489
- Replumb£2,781–£5,562
- Windows£9,270–£16,686
- Paint + decor£6,489–£12,051
- Flooring£10,197–£19,467
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
Borough wide
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Tax treatment
Annual gross rent£22,884
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,940
Exit costs
Projected sale price (5y · 2%/yr growth)£496,836
Capital gain (pre-CGT)£46,836
Sale costs (~2.5%)£12,421
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-£15,033
Rates as of Oct 2024
Acquisition costs
£170,983cash neededPurchase price£450,000
Deposit (25%)£112,500
Stamp duty+5% additional-property surcharge£35,000
Refurb£13,583
Legal + survey£2,150
Mortgage fees£7,750
Total cash neededdeposit + costs (loan covers the rest)£170,983
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Nestled on the ever-popular Halifax Road in Enfield, this charming CHAIN FREE, two-bedroom terraced house offers a delightful blend of character and modern living. Spanning an impressive 927 square feet, the property features a spacious through lounge-dining room, perfect for both relaxation and entertaining. The kitchen provides a functional space for culinary pursuits and utility room adds practical convenience., The house also offers first floor and ground floor shower r…
Floor plans
Listing metaonthemarket · James Hayward - Enfield
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£412
Cash needed
£171K
Return after costs
-2.89%
IRR
-3.43%
Halifax Road, Enfield, Enfield
terraced · 2 bed · 2 bath · 927 sqft
£450,000
est £1,907 · 5.09% gross
Chain free
1 / 5
1/100
Marginal
5.09% — verify the rent + comps locally.
Chain free
Price
£450K
Return before costs
5.09%
est rent £1,907/monot enough comparablesRange £1,853–£1,963/mo (Q1–Q3)
Bedrooms
2
2 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: £1,853–£1,963/mo · n=33
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£10,187–£19,016 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£412
after mortgage, operating costs & tax
Rent in£1,907/mo gross
£1,834/mo collected · £73/mo lost to voids
Where it goes
£1,758Mortgage£488Costs
Outgoings exceed rent — you top up £412/mo
Mortgage£1,758
Costs£488
Management£191
Maintenance£50
Insurance£40
CapEx reserve£95
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£412
Returns
Return before costs on price5.09%
Cash return on cash-2.89%
Gross margin£1,346
Cash needed£170,983
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 | £22,884 | £5,850 | £21,094 | £0 | £0 | -£4,060 | -£4,060 |
| Year 2 | £23,571 | £6,026 | £21,094 | £0 | £0 | -£3,549 | -£7,609 |
| Year 3 | £24,278 | £6,206 | £21,094 | £0 | £0 | -£3,022 | -£10,631 |
| Year 4 | £25,006 | £6,393 | £21,094 | £0 | £0 | -£2,480 | -£13,112 |
| Year 5 | £25,756 | £6,584 | £21,094 | £0 | £0 | -£1,922 | -£15,033 |
Rent by the room upside
What we verified
3206
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▾
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£4,219
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£15,033
Acquisition costs
25% deposit£112,500
Stamp duty£35,000
Refurb£13,583
Legal + survey£2,150
Mortgage + broker£7,750
Cash needed£170,983
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
Nestled on the ever-popular Halifax Road in Enfield, this charming CHAIN FREE, two-bedroom terraced house offers a delightful blend of character and modern living. Spanning an impressive 927 square feet, the property features a spacious through lounge-dining room, perfect for both relaxation and entertaining. The kitchen provides a functional space for culinary pursuits and utility room adds practical convenience., The house also offers first floor and ground floor shower r…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice