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Year 5 disposal
BMV -22%
⊞ View all 12
100/ 100
Strong
9.29% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.29% return before costs — above-market
- Priced below market -22% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (127 yrs) — no short-lease drag
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- 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
+£89/mo
Barely breaks even each month
Price vs market
Below market value
-22% vs 12 sold · interior unseen
Return · IRR
1.5%/yr
Modest annualised return
Cash left in
£45K
Stays in after refinancing at value
Price £230KCash to buy £93KReturn before costs on price 9.29%5-yr return on cash 13%Rent est. £1,780 (£1,642–£1,930)
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: £1,642–£1,930/mo · n=67
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£11,776–£21,981 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £172,500 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
+£89
after mortgage, operating costs & tax
Rent in£1,780/mo gross
£1,712/mo collected · £68/mo lost to voids
Where it goes
£934Mortgage£667Costs
£89/mo left as profit · 5% of rent kept
Mortgage£934
Costs£667
Management£178
Maintenance£67
Insurance£28
CapEx reserve£89
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£18
Tax£21
Profit+£89
Returns
Return before costs on price9.29%
Cash return on cash1.15%
Gross margin£1,045
Cash needed£93,251
Monthly profit payback86y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.83
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 | £21,360 | £8,000 | £11,213 | £0 | £408 | £1,740 | £1,740 |
| Year 2 | £22,001 | £8,240 | £11,213 | £0 | £484 | £2,064 | £3,804 |
| Year 3 | £22,661 | £8,487 | £11,213 | £0 | £563 | £2,398 | £6,202 |
| Year 4 | £23,341 | £8,742 | £11,213 | £0 | £643 | £2,743 | £8,945 |
| Year 5 | £24,041 | £9,004 | £11,213 | £0 | £727 | £3,097 | £12,043 |
Disposal gain (gross)-£13,711
CGT£0
Net Disposal proceeds£247,590
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold127 yr
Tenure & planning127 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
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 cohortRM3 0GT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 19.7 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 · 646 sqft · London ×1.4
£24k–£47k
£ per sqft
building cost only
£38–£73
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£6,460–£11,628
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,044–£16,796
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history86d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£245/mo · £94/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 9.29% | +£89 | £93,251 | 12.9% | Low | Feasible |
| Housing-benefit rent | 6.51% | -£396 | £93,251 | -16.8% | Med | Feasible |
| Council lease | 9.29% | +£151 | £93,251 | 13.3% | Low | Feasible |
| Refurb & refinance | 9.29% | +£104 | £111,031 | 11.7% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 14.87% | +£245 | £93,251 | 20.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £267,581 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,247/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,247
- Scheme type:
- other
- Premium:
- +500% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
Local lettings demandby strategyLive area data
Short-stay let25% occupancy
£380/night ADR
Based on 14 short-let comps nearby
Rent by the room conversion upside
-£185/mo cash flow vs Rent it out if converted to Rent by the room
12.52% Return before costs on price converted vs 9.29% as-is
As-is Rent it out
Monthly profit+£278
Return before costs on price9.29%
Cash needed£69,398
If converted to Rent by the room
Monthly profit+£93
Return before costs on price12.52%
Cash needed£85,398
Δ vs Rent it out Monthly profit-£185
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
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£46,064–£86,406full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£3,230–£5,814
- Replumb£2,584–£5,168
- Windows£7,106–£12,920
- Paint + decor£6,460–£11,628
- Flooring£9,044–£16,796
Comparables
sold within 0.5 miWide · CV 26.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingRedden Court SchoolSecondary · Academy converter · RM3 0TS
- GoodHarold Court Primary SchoolPrimary · Community school · RM3 0SH
- Not ratedHarold Wood Primary SchoolPrimary · Community school · RM3 0TH
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£21,360
Section 24 credit£0
Annual tax due£408
Post-tax Monthly profit annual£918
Exit costs
Projected sale price (5y · 2%/yr growth)£253,939
Capital gain (pre-CGT)£23,939
Sale costs (~2.5%)£6,348
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£12,043
Rates as of Oct 2024
Acquisition costs
£93,251cash neededPurchase price£230,000
Deposit (25%)£57,500
Stamp duty+5% additional-property surcharge£13,600
Refurb£15,701
Legal + survey£2,000
Mortgage fees£4,450
Total cash neededdeposit + costs (loan covers the rest)£93,251
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Set within the popular Kildare House development on Nightingale Crescent, this first floor two bedroom apartment is offered with no onward chain and gives you a well connected home with plenty of potential. With allocated parking, gas central heating, two genuine double bedrooms and bright, well proportioned living space throughout, it is a strong option for first time buyers, downsizers or investors.
The apartment has a practical layout, with an entrance hall leading into a…
Floor plans
Nearby active comparables3 rentals
Comparable rentals
RM3 · same beds + typeMedian nearby: £1,700/mo · 1 of 3 already let-£80 vs our est
- Gubbins Lane, Harold Wood, Romford, R…2b£1,650/moMay 2026
- Huntingdon Drive, Harold Wood, RM32b£1,900/moMay 2026
- 13 Orchid Avenue, Harold HillLet2b£1,700/moMay 2026
Other deals nearby
RM3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Accord Sales & Lettings, Romford
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
+£89
Cash needed
£93K
Return after costs
1.15%
IRR
1.50%
Listed 86d ago
Nightingale Crescent, Harold Wood RM3
flat · 2 bed · 1 bath · 646 sqft
£230,000
est £1,780 · 9.29% gross
Leasehold 127yrEPC C
Priced below market
1 / 12
100/100
Strong
9.29% — verify the rent + comps locally.
Priced below market -22% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.29% Return before costs — above-market
Price
£230K
22% below sold comps
Return before costs
9.29%
est rent £1,780/monot enough comparablesRange £1,642–£1,930/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: £1,642–£1,930/mo · n=67
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£11,776–£21,981 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £172,500 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
+£89
after mortgage, operating costs & tax
Rent in£1,780/mo gross
£1,712/mo collected · £68/mo lost to voids
Where it goes
£934Mortgage£667Costs
£89/mo left as profit · 5% of rent kept
Mortgage£934
Costs£667
Management£178
Maintenance£67
Insurance£28
CapEx reserve£89
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£18
Tax£21
Profit+£89
Returns
Return before costs on price9.29%
Cash return on cash1.15%
Gross margin£1,045
Cash needed£93,251
Monthly profit payback86y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.83
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,247/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,247
- Scheme type:
- other
- Premium:
- +500% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £21,360 | £8,000 | £11,213 | £0 | £408 | £1,740 | £1,740 |
| Year 2 | £22,001 | £8,240 | £11,213 | £0 | £484 | £2,064 | £3,804 |
| Year 3 | £22,661 | £8,487 | £11,213 | £0 | £563 | £2,398 | £6,202 |
| Year 4 | £23,341 | £8,742 | £11,213 | £0 | £643 | £2,743 | £8,945 |
| Year 5 | £24,041 | £9,004 | £11,213 | £0 | £727 | £3,097 | £12,043 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining127 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
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 26.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,243
Annual rental tax£252
CGT yr 5£0 · company level
5y net total£12,043
Acquisition costs
25% deposit£57,500
Stamp duty£13,600
Refurb£15,701
Legal + survey£2,000
Mortgage + broker£4,450
Cash needed£93,251
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
Set within the popular Kildare House development on Nightingale Crescent, this first floor two bedroom apartment is offered with no onward chain and gives you a well connected home with plenty of potential. With allocated parking, gas central heating, two genuine double bedrooms and bright, well proportioned living space throughout, it is a strong option for first time buyers, downsizers or investors.
The apartment has a practical layout, with an entrance hall leading into a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice