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Year 5 disposal
BMV -26%
⊞ View all 13
80/ 100
Strong
7.24% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.24% return before costs — above-market
- Priced below market -26% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- 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
+£106/mo
Barely breaks even each month
Price vs market
Below market value
-26% vs 12 sold · interior unseen
Return · IRR
0.6%/yr
Modest annualised return
Cash left in
£54K
Stays in after refinancing at value
Price £400KCash to buy £162KReturn before costs on price 7.24%5-yr return on cash 10%Rent est. £2,412 (£2,270–£2,563)
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: £2,270–£2,563/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£17,036–£31,800 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£106
after mortgage, operating costs & tax
Rent in£2,412/mo gross
£2,319/mo collected · £93/mo lost to voids
Where it goes
£1,625Mortgage£563Costs
£106/mo left as profit · 5% of rent kept
Mortgage£1,625
Costs£563
Management£241
Maintenance£50
Insurance£40
CapEx reserve£121
Voids + council tax£7
Ltd co. accounts£104
Tax£25
Profit+£106
Returns
Return before costs on price7.24%
Cash return on cash0.79%
Gross margin£1,756
Cash needed£161,864
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
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 | £28,944 | £6,759 | £19,500 | £0 | £510 | £2,175 | £2,175 |
| Year 2 | £29,812 | £6,962 | £19,500 | £0 | £637 | £2,713 | £4,888 |
| Year 3 | £30,707 | £7,171 | £19,500 | £0 | £767 | £3,269 | £8,157 |
| Year 4 | £31,628 | £7,386 | £19,500 | £0 | £901 | £3,841 | £11,998 |
| Year 5 | £32,577 | £7,607 | £19,500 | £0 | £1,039 | £4,430 | £16,429 |
Disposal gain (gross)-£24,272
CGT£0
Net Disposal proceeds£430,592
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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
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 profileFamily let
Tenant profilelikely cohortIG1 4BX · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Queen Mary · 8.9 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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 · 1009 sqft · London ×1.4
£33k–£63k
£ per sqft
building cost only
£33–£63
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£10,090–£18,162
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,126–£26,234
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history138d on marketno cuts yet
Strategy matrix
Council lease wins — +£382/mo · £264/mo ahead of Rent by the room
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.24% | +£106 | £161,864 | 10.1% | Low | Feasible |
| Housing-benefit rent | 4.49% | -£707 | £161,864 | -19.6% | Med | Feasible |
| ⭐ Council lease | 7.24% | +£382 | £161,864 | 18.1% | Low | Feasible |
| Refurb & refinance | 7.24% | +£106 | £190,950 | 8.6% | Med | Feasible |
| Short-stay let / Airbnb | 5.34% | -£873 | £161,864 | -30.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £463,950 | 4% | Med | Feasible |
| Rent by the room | 3.98% * | +£118 | £150,384 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Short-let (SA) context255 active short-lets nearby
Short-let market context
- 255 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 22 short-let comps nearby
Rent by the room conversion upside
-£705/mo cash flow vs Rent it out if converted to Rent by the room
7.20% Return before costs on price converted vs 7.24% as-is
£400k → 4-bed HMO @ ~£697/room: £2,628 pcm gross, ~£1,493 pcm net (4.0% net on £450k all-in incl. ~£18k works); needs +1 bathroom
medium confidence
Unlocks ~£8,988/yr extra rent
3 → 4 lettable rooms · ~4.9% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 5 habitable rooms (3 beds + 2 reception(s)) in 94 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Redbridge adopted standard (6.51/10.22 m²; Redbridge mandatory HMO licence conditions / guidance on HMO standards); 1 room size(s) not printed on the plan — counted but unverified vs the standard; adds ~£749/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Redbridge runs borough-wide additional HMO licensing — a licence is likely required even below 5 occupants
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 single3.98% net on cost0.94% cash-on-cashuplift 7.24% → 4.89%
+1 bathroom needed
Sized to Redbridge's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (3 lettable rooms)
1× Double @ £758/mo1× Single @ £570/mo1× En-suite @ £919/mo
≈ £2,247/mo gross room income
As-is Rent it out
Monthly profit+£156
Return before costs on price7.24%
Cash needed£111,898
If converted to Rent by the room
Monthly profit-£550
Return before costs on price7.20%
Cash needed£127,898
Δ vs Rent it out Monthly profit-£705
+1 room (4 total)
Monthly profit-£119
Return before costs on price8.99%
Cash needed£137,898
Extra rent+£749/mo
Show conversion detail
Conversion cost estimate
£67,200
Range: £58,800 – £78,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£62,036–£115,809full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£5,045–£9,081
- Replumb£4,036–£8,072
- Windows£11,099–£20,180
- Paint + decor£10,090–£18,162
- Flooring£14,126–£26,234
Based on 3928 HMO comps within 2.2 km
Comparables
sold within 0.5 miWide · CV 25.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodChristchurch Primary SchoolPrimary · Community school · IG1 4LQ
- GoodSt Aidan's Catholic Primary AcademyPrimary · Academy converter · IG1 4AS
- GoodThe Ursuline Academy IlfordSecondary · Academy converter · IG1 4JU
- Not ratedApex Secondary School for BoysNot applicable · Other independent school · IG1 4UA
- Not ratedApex Secondary School for GirlsNot applicable · Other independent school · IG1 4UA
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£28,944
Section 24 credit£0
Annual tax due£510
Post-tax Monthly profit annual£1,062
Exit costs
Projected sale price (5y · 2%/yr growth)£441,632
Capital gain (pre-CGT)£41,632
Sale costs (~2.5%)£11,041
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£16,429
Rates as of Oct 2024
Acquisition costs
£161,864cash neededPurchase price£400,000
Deposit (25%)£100,000
Stamp duty+5% additional-property surcharge£30,000
Refurb£22,714
Legal + survey£2,150
Mortgage fees£7,000
Total cash neededdeposit + costs (loan covers the rest)£161,864
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Arranged over two light filled floors, this bay fronted period property offers generous living and entertaining space with ample storage and a patio garden. Ley street is ideally situated within close proximity to Ilford train station. Furthermore, the green open spaces of Wanstead Flats are nearby. Please use the reference CHPK4489621 when contacting Foxtons.
Floor plans
Nearby active comparables11 rentals · 5 deals
Comparable rentals
IG1 · same beds + typeMedian nearby: £2,400/mo · 10 of 11 already let-£12 vs our est
- Mortlake Road, Ilford, IG1Let3b£2,400/moMay 2026
- Kingston Road, Ilford, London, IG13b£2,300/moMay 2026
- Twyford Road, ILFORDLet3b£2,100/moMay 2026
- Kingston Road, IlfordLet3b£2,350/moMay 2026
- South Park Terrace, IG1 1YBLet3b£2,500/moMay 2026
- Tulip Garden, Ilford, IG1Let3b£2,400/moMay 2026
- Windsor Road, IG1 1HFLet3b£2,400/moMay 2026
- Green Lane, Ilford, Essex, IG1Let3b£2,650/moMay 2026
- South Park Crescent, IlfordLet3b£2,400/moMay 2026
- York Mews, Ilford, IG1Let3b£3,125/moMay 2026
- Hampton Road, Ilford, IG1Let3b£2,600/moMay 2026
Listing metazoopla · Foxtons - Stratford
About this listing
138 days · ZooplaPrice history
5-year price trend
Monthly profit
+£106
Cash needed
£162K
Return after costs
0.79%
IRR
0.63%
Listed 138d ago
Ley Street, Ilford IG1
terraced · 3 bed · 1 bath · 1,009 sqft
£400,000
est £2,412 · 7.24% gross
Priced below market
1 / 11
80/100
Strong
7.24% — verify the rent + comps locally.
Priced below market -26% vs 12 nearby sold (last 12 mo)
7.24% Return before costs — above-market
Price
£400K
26% below sold comps
Return before costs
7.24%
est rent £2,412/mo7 comps within 1.5 kmRange £2,270–£2,563/mo (Q1–Q3)
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: £2,270–£2,563/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£17,036–£31,800 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£106
after mortgage, operating costs & tax
Rent in£2,412/mo gross
£2,319/mo collected · £93/mo lost to voids
Where it goes
£1,625Mortgage£563Costs
£106/mo left as profit · 5% of rent kept
Mortgage£1,625
Costs£563
Management£241
Maintenance£50
Insurance£40
CapEx reserve£121
Voids + council tax£7
Ltd co. accounts£104
Tax£25
Profit+£106
Returns
Return before costs on price7.24%
Cash return on cash0.79%
Gross margin£1,756
Cash needed£161,864
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context255 active short-lets nearby
Short-let market context
- 255 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 | £28,944 | £6,759 | £19,500 | £0 | £510 | £2,175 | £2,175 |
| Year 2 | £29,812 | £6,962 | £19,500 | £0 | £637 | £2,713 | £4,888 |
| Year 3 | £30,707 | £7,171 | £19,500 | £0 | £767 | £3,269 | £8,157 |
| Year 4 | £31,628 | £7,386 | £19,500 | £0 | £901 | £3,841 | £11,998 |
| Year 5 | £32,577 | £7,607 | £19,500 | £0 | £1,039 | £4,430 | £16,429 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 · 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 miWide · CV 25.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,900
Annual rental tax£299
CGT yr 5£0 · company level
5y net total£16,429
Acquisition costs
25% deposit£100,000
Stamp duty£30,000
Refurb£22,714
Legal + survey£2,150
Mortgage + broker£7,000
Cash needed£161,864
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
Arranged over two light filled floors, this bay fronted period property offers generous living and entertaining space with ample storage and a patio garden. Ley street is ideally situated within close proximity to Ilford train station. Furthermore, the green open spaces of Wanstead Flats are nearby. Please use the reference CHPK4489621 when contacting Foxtons.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice