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Year 5 disposal
BMV -6%
⊞ View all 14
81/ 100
Strong
Strong investment fundamentals.
Why it works
- 10.45% return before costs — above-market
- Priced below market -6% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Leasehold 87yr — verify at solicitor
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£67/mo
Barely breaks even each month
Price vs market
Below market value
-6% vs 12 sold · interior unseen
Return · IRR
1.4%/yr
Modest annualised return
Cash left in
£99K
Stays in after refinancing at value
Price £160KCash to buy £107KReturn before costs on price 10.45%5-yr return on cash 8%Rent est. £1,393 (£1,351–£1,436)
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: £1,351–£1,436/mo · n=59
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£39,580–£73,882 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £120,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£67
after mortgage, operating costs & tax
Rent in£1,393/mo gross
£1,339/mo collected · £54/mo lost to voids
Where it goes
£650Mortgage£607Costs
£67/mo left as profit · 5% of rent kept
Mortgage£650
Costs£607
Management£139
Maintenance£67
Insurance£20
CapEx reserve£70
Voids + council tax£6
Service charge + ground rent£200
Ltd co. accounts£104
Tax£16
Profit+£67
Returns
Return before costs on price10.45%
Cash return on cash0.75%
Gross margin£733
Cash needed£106,873
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.06
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £16,716 | £7,279 | £7,800 | £0 | £311 | £1,326 | £1,326 |
| Year 2 | £17,217 | £7,497 | £7,800 | £0 | £365 | £1,555 | £2,881 |
| Year 3 | £17,734 | £7,722 | £7,800 | £0 | £420 | £1,792 | £4,673 |
| Year 4 | £18,266 | £7,954 | £7,800 | £0 | £477 | £2,035 | £6,708 |
| Year 5 | £18,814 | £8,192 | £7,800 | £0 | £536 | £2,286 | £8,994 |
Disposal gain (gross)-£51,236
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leasehold87 yr
Tenure & planning87 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Critical
Floor
EWS1 typically required above 18m
Floor 13
Lender impact
13th floor — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 cohortSG1 1JT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 39.8 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 · 1-bath · 624 sqft
£18k–£37k
£ per sqft
building cost only
£29–£59
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,368–£8,112
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,864–£13,104
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history470d on marketno cuts yet
Strategy matrix
Rent it out wins — +£67/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 | 10.45% | +£67 | £106,873 | 8.4% | Low | Feasible |
| Housing-benefit rent | 7.29% | -£322 | £106,873 | -12.5% | Med | Feasible |
| Council lease | 7.29% | -£118 | £106,873 | -4.8% | Low | Feasible |
| Refurb & refinance | 10.45% | +£67 | £135,982 | 6.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£391 | £244,582 | -21% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Stevenage & North Herts · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Stevenage & North Herts
- LHA monthly cap:
- £972
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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
+£69/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 10.45% as-is
As-is Rent it out
Monthly profit+£245
Return before costs on price10.45%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.00%
Cash needed£67,898
Δ vs Rent it out Monthly profit+£69
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 87% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 90% (31 decisions)
≈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.
£36,180–£68,290full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,496–£4,368
- Replumb£1,872–£3,744
- Windows£6,240–£11,232
- Paint + decor£4,368–£8,112
- Flooring£6,864–£13,104
Comparables
sold within 0.5 miWide · CV 31.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Stevenage
≈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.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodBedwell Primary SchoolPrimary · Community school · SG1 1NJ
- GoodSaint Vincent de Paul Catholic Primary SchoolPrimary · Academy converter · SG1 1NJ
- Not ratedNorth Hertfordshire College16 plus · Further education · SG1 1LA
- Not ratedBroom Barns Primary SchoolPrimary · Foundation school · SG1 1UE
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£16,716
Section 24 credit£0
Annual tax due£311
Post-tax Monthly profit annual£683
Exit costs
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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£8,994
Rates as of Oct 2024
Acquisition costs
£106,873cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£52,773
Legal + survey£2,000
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£106,873
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary attention investors Located on the 13th floor, this generous 2 bedroom apartment offers the chance to purchase a fantastic rental property with a yield of 7.7% with views across Stevenage, and walking distance to Stevenage Train Station.
Description *attention investors* Internally the home comprises; entrance hall, spacious lounge overlooking Stevenage, with views from the 13th floor all the way across town, kitchen with ample countertop and storage space, two doubl…
Floor plans
Listing metazoopla · William H Brown - Stevenage
About this listing
470 days · ZooplaPrice history
5-year price trend
Monthly profit
+£67
Cash needed
£107K
Return after costs
0.75%
IRR
1.42%
Listed 470d ago
Harrow Court, Stevenage SG1
flat · 2 bed · 1 bath · 624 sqft
£160,000
est £1,393 · 10.45% gross
Leasehold 87yrEPC C
Priced below market
1 / 14
81/100
Strong
Real 10.45% — fundamentals work.
Priced below market -6% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.45% Return before costs — above-market
Lease 87 yrs — extend before exit
Price
£160K
6% below sold comps
Return before costs
10.45%
est rent £1,393/mo59 comps within 1 kmRange £1,351–£1,436/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £1,351–£1,436/mo · n=59
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£39,580–£73,882 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £120,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£67
after mortgage, operating costs & tax
Rent in£1,393/mo gross
£1,339/mo collected · £54/mo lost to voids
Where it goes
£650Mortgage£607Costs
£67/mo left as profit · 5% of rent kept
Mortgage£650
Costs£607
Management£139
Maintenance£67
Insurance£20
CapEx reserve£70
Voids + council tax£6
Service charge + ground rent£200
Ltd co. accounts£104
Tax£16
Profit+£67
Returns
Return before costs on price10.45%
Cash return on cash0.75%
Gross margin£733
Cash needed£106,873
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.06
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Stevenage & North Herts · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Stevenage & North Herts
- LHA monthly cap:
- £972
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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 | £16,716 | £7,279 | £7,800 | £0 | £311 | £1,326 | £1,326 |
| Year 2 | £17,217 | £7,497 | £7,800 | £0 | £365 | £1,555 | £2,881 |
| Year 3 | £17,734 | £7,722 | £7,800 | £0 | £420 | £1,792 | £4,673 |
| Year 4 | £18,266 | £7,954 | £7,800 | £0 | £477 | £2,035 | £6,708 |
| Year 5 | £18,814 | £8,192 | £7,800 | £0 | £536 | £2,286 | £8,994 |
Rent by the room upside
What we verified
5306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining87 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£2,300/yr
Ground rentDoubling clauses kill mortgageability£100/yr
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 miWide · CV 31.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,560
Annual rental tax£189
CGT yr 5£0 · company level
5y net total£8,994
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£52,773
Legal + survey£2,000
Mortgage + broker£3,400
Cash needed£106,873
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 copyZoopla
Summary attention investors Located on the 13th floor, this generous 2 bedroom apartment offers the chance to purchase a fantastic rental property with a yield of 7.7% with views across Stevenage, and walking distance to Stevenage Train Station.
Description *attention investors* Internally the home comprises; entrance hall, spacious lounge overlooking Stevenage, with views from the 13th floor all the way across town, kitchen with ample countertop and storage space, two doubl…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice