-1.5% 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
−£168/mo
You top up £168/mo
Price vs market
Below market value
-6% vs 12 sold · interior unseen
Return · IRR
-1.5%/yr
Loses money over 5 years
Cash left in
£155K
Stays in after refinancing at value
Price £450KCash to buy £176KReturn before costson price · Rent by the room6.63%5-yr return on cash 1%Rent est. £2,324 (£2,154–£2,507)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £2,154–£2,507/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£13,862–£25,876 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 loan + £1,000 booking fee
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
£27,888
£6,896
£21,938
£0
£0
-£946
-£946
Year 2
£28,725
£7,103
£21,938
£0
£0
-£316
-£1,262
Year 3
£29,586
£7,316
£21,938
£0
£63
£270
-£992
Year 4
£30,474
£7,536
£21,938
£0
£190
£811
-£181
Year 5
£31,388
£7,762
£21,938
£0
£321
£1,368
£1,187
Year 5 disposal
Disposal gain (gross)-£21,218
CGT£0
Net Disposal proceeds£484,415
What we verified
What we verified
12 total · click to expand
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreeholdTenure & planningFreehold
Legal & planning
1 checks
TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable67% likely
Confidence: low
•Article 4 direction applies — planning permission required for C3->C4 HMO
•no known HMOs within 100m (below threshold)
•local council HMO approval rate 66% (757 decisions)
•WATCH: 1 pending HMO application(s) within 100m could raise concentration before completion
•NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
•NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
1 pending HMO application nearby
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Cladding safety certificateNot stated on the listingHeritageNot 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.
Total cash neededdeposit + costs (loan covers the rest)£175,883
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Three Bedroom Terrace | 790 sq. Ft | Chain Free | Excellent Location | Large Rear Garden This charming terraced home sits proudly on a peaceful residential street just a short stroll from Enfield Town which provides a wide selection of amenities and shopping outlets, and Bush Hill Park, a wonderful green space. Transport links are also within easy reach, with several bus services nearby in addition to Enfield Town and Bush Hill Park overground station within a short stroll. T…
Priced below market -6% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£450K
6% below sold comps
Return before costs (best)
6.63%
Rent by the room
Bedrooms
3
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £2,154–£2,507/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£13,862–£25,876 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 loan + £1,000 booking fee
Short-let (SA) context281 active short-lets nearby
Short-let market context
Local nightly-rate and occupancy benchmarks for this postcode.
281 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £1,690/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Outer North London
LHA monthly cap:
£1,690
Scheme type:
leasing
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
£27,888
£6,896
£21,938
£0
£0
-£946
-£946
Year 2
£28,725
£7,103
£21,938
£0
£0
-£316
-£1,262
Year 3
£29,586
£7,316
£21,938
£0
£63
£270
-£992
Year 4
£30,474
£7,536
£21,938
£0
£190
£811
-£181
Year 5
£31,388
£7,762
£21,938
£0
£321
£1,368
£1,187
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
Conversion£26,000
If converted
Gross / mo£2,430
Gross Rent by the room yield6.63%
What we verified
12 total
5106
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Wide · CV 18.0%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,388
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,187
Acquisition costs
£176K
25% deposit£112,500
Stamp duty£35,000
Refurb£18,483
Legal + survey£2,150
Mortgage + broker£7,750
Cash needed£175,883
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
Three Bedroom Terrace | 790 sq. Ft | Chain Free | Excellent Location | Large Rear Garden This charming terraced home sits proudly on a peaceful residential street just a short stroll from Enfield Town which provides a wide selection of amenities and shopping outlets, and Bush Hill Park, a wonderful green space. Transport links are also within easy reach, with several bus services nearby in addition to Enfield Town and Bush Hill Park overground station within a short stroll. T…