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Year 5 disposal
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85/ 100
Strong
9.55% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.68% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Leasehold 80yr — verify at solicitor
- Service charge unknown — could swing £100-300/mo
- 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
+£110/mo
Barely breaks even each month
Price
£285K
No local sold comps to compare
Return · IRR
1.3%/yr
Modest annualised return
Cash to get in
£121K
Deposit + fees + refurb
Return before costs on price · Rent by the room 9.55%5-yr return on cash 12%Rent est. £2,062 (£2,003–£2,123)
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: £2,003–£2,123/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £71,250
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 (£17,630–£32,908 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £213,750 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
+£110
after mortgage, operating costs & tax
Rent in£2,062/mo gross
£1,983/mo collected · £79/mo lost to voids
Where it goes
£1,158Mortgage£690Costs
£110/mo left as profit · 6% of rent kept
Mortgage£1,158
Costs£690
Management£206
Maintenance£67
Insurance£28
CapEx reserve£103
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax£26
Profit+£110
Returns
Return before costs on price8.68%
Cash return on cash1.09%
Gross margin£1,293
Cash needed£121,056
Monthly profit payback92y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.71
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 | £24,744 | £8,276 | £13,894 | £0 | £489 | £2,085 | £2,085 |
| Year 2 | £25,486 | £8,524 | £13,894 | £0 | £583 | £2,485 | £4,570 |
| Year 3 | £26,251 | £8,780 | £13,894 | £0 | £680 | £2,897 | £7,467 |
| Year 4 | £27,038 | £9,044 | £13,894 | £0 | £779 | £3,322 | £10,790 |
| Year 5 | £27,850 | £9,315 | £13,894 | £0 | £882 | £3,759 | £14,549 |
Disposal gain (gross)-£22,735
CGT£0
Net Disposal proceeds£306,796
What we verified
What we verified
32073 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
Leasehold80 yr
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£10/yr
Extracted from listing description · verify with solicitor
Tenure & planning80 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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 cohortIG1 1JL · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 8.9 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
3-bed · 1-bath · 1155 sqft · London ×1.4
£37k–£70k
£ per sqft
building cost only
£32–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£11,550–£20,790
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£16,170–£30,030
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history469d on marketno cuts yet
Strategy matrix
Council lease wins — +£346/mo · £236/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 8.68% | +£110 | £121,056 | 12.0% | Low | Feasible |
| Housing-benefit rent | 6.30% | -£418 | £121,056 | -12.4% | Med | Feasible |
| ⭐ Council lease | 8.68% | +£346 | £121,056 | 21.1% | Low | Feasible |
| Refurb & refinance | 8.68% | +£110 | £144,708 | 10.1% | Med | Feasible |
| Short-stay let / Airbnb | 7.50% | -£551 | £121,056 | -25.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £338,933 | 1% | Med | Feasible |
| Rent by the room | 9.55% | -£1,287 | £147,056 | -45.2% | — | Feasible |
Short-let (SA) context271 active short-lets nearby
Short-let market context
- 271 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,496/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,496
- Scheme type:
- PSL
- Premium:
- +500% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
Local lettings demandby strategyLive area data
Short-stay let25% occupancy
£238/night ADR
Based on 30 short-let comps nearby
Rent by the room conversion upside
-£390/mo cash flow vs Rent it out if converted to Rent by the room
10.11% Return before costs on price converted vs 8.68% as-is
Room mix (3 lettable rooms)
1× Double @ £762/mo1× Single @ £577/mo1× En-suite @ £930/mo
≈ £2,269/mo gross room income
As-is Rent it out
Monthly profit+£289
Return before costs on price8.68%
Cash needed£83,148
If converted to Rent by the room
Monthly profit-£101
Return before costs on price10.11%
Cash needed£99,148
Δ vs Rent it out Monthly profit-£390
Show conversion detail
Conversion cost estimate
£67,200
Range: £58,800 – £78,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£68,460–£127,635full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£5,775–£10,395
- Replumb£4,620–£9,240
- Windows£12,705–£23,100
- Paint + decor£11,550–£20,790
- Flooring£16,170–£30,030
Based on 4052 HMO comps within 2.3 km
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
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodGordon Primary SchoolPrimary · Community school · IG1 1SU
- Not ratedArk Isaac Newton AcademyAll-through · Academy sponsor led · IG1 1FY
- Not ratedCleveland Road Primary SchoolPrimary · Community school · IG1 1EW
- Not ratedSS Peter and Paul's Catholic Primary SchoolPrimary · Academy converter · IG1 1SA
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£24,744
Section 24 credit£0
Annual tax due£489
Post-tax Monthly profit annual£1,133
Exit costs
Projected sale price (5y · 2%/yr growth)£314,663
Capital gain (pre-CGT)£29,663
Sale costs (~2.5%)£7,867
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£14,549
Rates as of Oct 2024
Acquisition costs
£121,056cash neededPurchase price£285,000
Deposit (25%)£71,250
Stamp duty+5% additional-property surcharge£18,500
Refurb£23,506
Legal + survey£2,525
Mortgage fees£5,275
Total cash neededdeposit + costs (loan covers the rest)£121,056
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This spacious first floor converted flat situated on the most popular Commonwealth Estate in Redbridge. The flat is within walking distance to Ilford Station/Elizabeth Line, providing direct access to the City and Central London along with Westfield Shopping Cetnre. Being close to Loxford Park will make this a wonderful starter home for any growing family.
Room sizes:
• Entrance Hall
• Lounge 12'0 x 10'4 (3.66m x 3.15m)
• Kitchen 11'4 x 5'4 (3.46m x 1.63m)
• Bedroom 1 11…
Floor plans
Listing metazoopla · Douglas Allen - Ilford
About this listing
469 days · ZooplaPrice history
5-year price trend
Monthly profit
+£110
Cash needed
£121K
Return after costs
1.09%
IRR
1.26%
Listed 469d ago
Woodlands Road, Ilford, Essex IG1
flat · 3 bed · 1 bath
£285,000
est £2,062 · 8.68% gross
Leasehold 80yr
1 / 8
85/100
Strong
9.55% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.68% Return before costs — above-market
Lease 80 yrs — extend before exit
Price
£285K
Return before costs (best)
9.55%
Rent by the room
Bedrooms
3
1 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: £2,003–£2,123/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £71,250
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 (£17,630–£32,908 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £213,750 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
+£110
after mortgage, operating costs & tax
Rent in£2,062/mo gross
£1,983/mo collected · £79/mo lost to voids
Where it goes
£1,158Mortgage£690Costs
£110/mo left as profit · 6% of rent kept
Mortgage£1,158
Costs£690
Management£206
Maintenance£67
Insurance£28
CapEx reserve£103
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax£26
Profit+£110
Returns
Return before costs on price8.68%
Cash return on cash1.09%
Gross margin£1,293
Cash needed£121,056
Monthly profit payback92y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.71
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context271 active short-lets nearby
Short-let market context
- 271 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,496/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,496
- Scheme type:
- PSL
- Premium:
- +500% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £24,744 | £8,276 | £13,894 | £0 | £489 | £2,085 | £2,085 |
| Year 2 | £25,486 | £8,524 | £13,894 | £0 | £583 | £2,485 | £4,570 |
| Year 3 | £26,251 | £8,780 | £13,894 | £0 | £680 | £2,897 | £7,467 |
| Year 4 | £27,038 | £9,044 | £13,894 | £0 | £779 | £3,322 | £10,790 |
| Year 5 | £27,850 | £9,315 | £13,894 | £0 | £882 | £3,759 | £14,549 |
Rent by the room upside
What we verified
4107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining80 yr
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,779
Annual rental tax£308
CGT yr 5£0 · company level
5y net total£14,549
Acquisition costs
25% deposit£71,250
Stamp duty£18,500
Refurb£23,506
Legal + survey£2,525
Mortgage + broker£5,275
Cash needed£121,056
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
This spacious first floor converted flat situated on the most popular Commonwealth Estate in Redbridge. The flat is within walking distance to Ilford Station/Elizabeth Line, providing direct access to the City and Central London along with Westfield Shopping Cetnre. Being close to Loxford Park will make this a wonderful starter home for any growing family.
Room sizes:
• Entrance Hall
• Lounge 12'0 x 10'4 (3.66m x 3.15m)
• Kitchen 11'4 x 5'4 (3.46m x 1.63m)
• Bedroom 1 11…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice