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Year 5 disposal
⊞ View all 5
18/ 100
Weak
6.78% 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 −£208/mo — significantly negative — real recurring drain
- -2.6% 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
−£208/mo
You top up £208/mo
Price
£255K
No local sold comps to compare
Return · IRR
-2.6%/yr
Loses money over 5 years
Cash to get in
£95K
Deposit + fees + refurb
Return before costs on price 6.78%5-yr return on cash -6%Rent est. £1,440 (£1,355–£1,530)
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: £1,355–£1,530/mo · n=70
Financing
DepositYour cash in — the rest is the mortgage25% · £63,750
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 (£6,536–£12,201 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £191,250 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
-£208
after mortgage, operating costs & tax
Rent in£1,440/mo gross
£1,385/mo collected · £55/mo lost to voids
Where it goes
£996Mortgage£597Costs
Outgoings exceed rent — you top up £208/mo
Mortgage£996
Costs£597
Management£144
Maintenance£67
Insurance£28
CapEx reserve£72
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£208
Returns
Return before costs on price6.78%
Cash return on cash-2.62%
Gross margin£788
Cash needed£95,315
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
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 | £17,280 | £7,160 | £11,953 | £0 | £0 | -£1,833 | -£1,833 |
| Year 2 | £17,798 | £7,375 | £11,953 | £0 | £0 | -£1,530 | -£3,363 |
| Year 3 | £18,332 | £7,596 | £11,953 | £0 | £0 | -£1,217 | -£4,579 |
| Year 4 | £18,882 | £7,824 | £11,953 | £0 | £0 | -£895 | -£5,474 |
| Year 5 | £19,449 | £8,059 | £11,953 | £0 | £0 | -£563 | -£6,037 |
Disposal gain (gross)-£7,238
CGT£0
Net Disposal proceeds£274,502
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
University College London · 15.1 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 · 535 sqft
£17k–£33k
£ per sqft
building cost only
£31–£63
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,745–£6,955
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,885–£11,235
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 — -£208/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 | 6.78% | -£208 | £95,315 | -6.3% | Low | Feasible |
| Housing-benefit rent | 5.08% | -£570 | £95,315 | -28.7% | Med | Feasible |
| Council lease | 0.00% | -£1,370 | £95,315 | -87.7% | Low | Feasible |
| Refurb & refinance | 6.78% | -£208 | £111,551 | -5.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £285,226 | 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
+£44/mo cash flow vs Rent it out if converted to Rent by the room
11.29% Return before costs on price converted vs 6.78% as-is
As-is Rent it out
Monthly profit-£30
Return before costs on price6.78%
Cash needed£75,648
If converted to Rent by the room
Monthly profit+£13
Return before costs on price11.29%
Cash needed£91,648
Δ vs Rent it out Monthly profit+£44
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.
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.
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 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£17,280
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,498
Exit costs
Projected sale price (5y · 2%/yr growth)£281,541
Capital gain (pre-CGT)£26,541
Sale costs (~2.5%)£7,039
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-£6,037
Rates as of Oct 2024
Acquisition costs
£95,315cash neededPurchase price£255,000
Deposit (25%)£63,750
Stamp duty+5% additional-property surcharge£15,500
Refurb£8,715
Legal + survey£2,525
Mortgage fees£4,825
Total cash neededdeposit + costs (loan covers the rest)£95,315
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Welcome to this charming first-floor flat located in Chase Green Avenue in Enfield. This delightful property offers a comfortable living space, perfect for individuals or couples seeking a modern home in a convenient location.
Spanning 535 square feet, the flat features a well-proportioned double bedroom with fitted wardrobes that provides a peaceful retreat for rest and relaxation. The reception-dining room is a welcoming area, filled with natural light, that is ideal for e…
Floor plans
Listing metaonthemarket · James Hayward - Enfield
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£208
Cash needed
£95K
Return after costs
-2.62%
IRR
-2.59%
21, Chase Green Avenue, Enfield, Enfield
flat · 1 bed · 1 bath · 535 sqft
£255,000
est £1,440 · 6.78% gross
Chain free
1 / 5
18/100
Marginal
6.78% — verify the rent + comps locally.
Chain free
Price
£255K
Return before costs
6.78%
est rent £1,440/monot enough comparablesRange £1,355–£1,530/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: £1,355–£1,530/mo · n=70
Financing
DepositYour cash in — the rest is the mortgage25% · £63,750
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 (£6,536–£12,201 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £191,250 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
-£208
after mortgage, operating costs & tax
Rent in£1,440/mo gross
£1,385/mo collected · £55/mo lost to voids
Where it goes
£996Mortgage£597Costs
Outgoings exceed rent — you top up £208/mo
Mortgage£996
Costs£597
Management£144
Maintenance£67
Insurance£28
CapEx reserve£72
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£208
Returns
Return before costs on price6.78%
Cash return on cash-2.62%
Gross margin£788
Cash needed£95,315
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
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 | £17,280 | £7,160 | £11,953 | £0 | £0 | -£1,833 | -£1,833 |
| Year 2 | £17,798 | £7,375 | £11,953 | £0 | £0 | -£1,530 | -£3,363 |
| Year 3 | £18,332 | £7,596 | £11,953 | £0 | £0 | -£1,217 | -£4,579 |
| Year 4 | £18,882 | £7,824 | £11,953 | £0 | £0 | -£895 | -£5,474 |
| Year 5 | £19,449 | £8,059 | £11,953 | £0 | £0 | -£563 | -£6,037 |
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£2,391
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,037
Acquisition costs
25% deposit£63,750
Stamp duty£15,500
Refurb£8,715
Legal + survey£2,525
Mortgage + broker£4,825
Cash needed£95,315
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
Welcome to this charming first-floor flat located in Chase Green Avenue in Enfield. This delightful property offers a comfortable living space, perfect for individuals or couples seeking a modern home in a convenient location.
Spanning 535 square feet, the flat features a well-proportioned double bedroom with fitted wardrobes that provides a peaceful retreat for rest and relaxation. The reception-dining room is a welcoming area, filled with natural light, that is ideal for e…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice