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Year 5 disposal
BMV -6%
⊞ View all 15
100/ 100
Strong
10.45% return before costs — market rent unverified, verify rent + comps locally.
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
1.6%/yr
Modest annualised return
Cash left in
£56K
Stays in after refinancing at value
Price £160KCash to buy £64KReturn before costs on price 10.45%5-yr return on cash 14%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 (£7,365–£13,748 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 cash1.26%
Gross margin£733
Cash needed£63,920
Monthly profit payback79y 5m
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)-£8,283
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 history306d 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 | £63,920 | 14.1% | Low | Feasible |
| Housing-benefit rent | 7.29% | -£322 | £63,920 | -20.9% | Med | Feasible |
| Council lease | 7.29% | -£118 | £63,920 | -8.0% | Low | Feasible |
| Refurb & refinance | 10.45% | +£67 | £75,848 | 11.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£391 | £184,448 | 3% | 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
£63,920cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£9,820
Legal + survey£2,000
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£63,920
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary central location - A two bedroom apartment located on the 13th floor of this centrally located block. This will make an ideal investment purchase and is within walking distance of the train station!
Description central location - A two bedroom apartment located on the 13th floor of this centrally located block. This will make an ideal investment purchase and is within walking distance of the train station!
Internally the home comprises; entrance hall, spacious loung…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
SG1 · same beds + typeMedian nearby: £1,450/mo · 20 of 20 already let+£57 vs our est
- Kings Road, Stevenage, SG1Let2b£1,600/moMay 2026
- Brickdale House, SG1Let2b£1,300/moMay 2026
- Kings Road, Stevenage SG1Let2b£1,600/moMay 2026
- Swingate, Stevenage, SG1Let2b£1,300/moMay 2026
- Admiral Drive, Stevenage, SG1Let2b£1,395/moMay 2026
- Skyline House, Swingate, Stevenage, S…Let2b£1,550/moMay 2026
- Mulberry House, Stevenage, SG1Let2b£1,500/moMay 2026
- Brickdale House, Stevenage, SG1Let2b£1,350/moMay 2026
- Jessop Road, Stevenage, SG1Let2b£1,650/moMay 2026
- Southgate, Stevenage, SG1Let2b£1,400/moMay 2026
- Kilby Road, Stevenage, SG1Let2b£1,450/moMay 2026
- Swingate, STEVENAGE, SG1Let2b£1,400/moMay 2026
- Fintry Lodge, Mendip Way, Stevenage,…Let2b£1,300/moMay 2026
- Briggs Close, Stevenage, Hertfordshir…Let2b£1,695/moMay 2026
- Briggs Close, Stevenage, Hertfordshir…Let2b£1,569/moMay 2026
- Woolners Way, Stevenage, Hertfordshir…Let2b£1,450/moMay 2026
- Admiral Drive, Stevenage, SG1Let2b£1,395/moMay 2026
- North Road, De Havilland House, SG1Let2b£1,450/moMay 2026
- Briggs Close, Stevenage, Hertfordshir…Let2b£1,569/moMay 2026
- Briggs Close, Stevenage, Hertfordshir…Let2b£1,695/moMay 2026
Other deals nearby
SG1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Connells - Stevenage
About this listing
306 days · ZooplaPrice history
5-year price trend
Monthly profit
+£67
Cash needed
£64K
Return after costs
1.26%
IRR
1.56%
Listed 306d ago
Harrow Court, Silam Road, Stevenage SG1
flat · 2 bed · 1 bath · 624 sqft
£160,000
est £1,393 · 10.45% gross
Leasehold 87yrEPC C
Priced below market
1 / 15
100/100
Strong
10.45% — verify the rent + comps locally.
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 (£7,365–£13,748 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 cash1.26%
Gross margin£733
Cash needed£63,920
Monthly profit payback79y 5m
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£9,820
Legal + survey£2,000
Mortgage + broker£3,400
Cash needed£63,920
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 central location - A two bedroom apartment located on the 13th floor of this centrally located block. This will make an ideal investment purchase and is within walking distance of the train station!
Description central location - A two bedroom apartment located on the 13th floor of this centrally located block. This will make an ideal investment purchase and is within walking distance of the train station!
Internally the home comprises; entrance hall, spacious loung…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice