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Year 5 disposal
⊞ View all 28
27/ 100
Weak
6.65% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£20/mo — mildly negative — equity build may cover
- -0.4% 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
−£20/mo
You top up £20/mo
Price vs market
Above comparable sales
+5% vs 12 sold
Return · IRR
-0.4%/yr
Loses money over 5 years
Cash to get in
£166K
Deposit + fees + refurb
Price £415KReturn before costs on price 6.65%5-yr return on cash 5%Rent est. £2,301 (£2,193–£2,414)
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: £2,193–£2,414/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £103,750
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 (£15,674–£29,257 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £311,250 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
-£20
after mortgage, operating costs & tax
Rent in£2,301/mo gross
£2,213/mo collected · £89/mo lost to voids
Where it goes
£1,686Mortgage£546Costs
Outgoings exceed rent — you top up £20/mo
Mortgage£1,686
Costs£546
Management£230
Maintenance£50
Insurance£40
CapEx reserve£115
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£20
Returns
Return before costs on price6.65%
Cash return on cash-0.14%
Gross margin£1,666
Cash needed£165,523
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.31
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 | £27,612 | £6,557 | £20,231 | £0 | £157 | £667 | £667 |
| Year 2 | £28,440 | £6,754 | £20,231 | £0 | £277 | £1,179 | £1,846 |
| Year 3 | £29,294 | £6,956 | £20,231 | £0 | £400 | £1,706 | £3,552 |
| Year 4 | £30,172 | £7,165 | £20,231 | £0 | £528 | £2,248 | £5,800 |
| Year 5 | £31,078 | £7,380 | £20,231 | £0 | £659 | £2,808 | £8,608 |
Disposal gain (gross)-£22,809
CGT£0
Net Disposal proceeds£446,739
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 1XW · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Queen Mary · 9.8 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 · 915 sqft · London ×1.4
£31k–£59k
£ per sqft
building cost only
£34–£65
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£9,150–£16,470
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,810–£23,790
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 history126d on marketno cuts yet
Strategy matrix
Council lease wins — +£248/mo · £268/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 | 6.65% | -£20 | £165,523 | 5.2% | Low | Feasible |
| Housing-benefit rent | 4.33% | -£768 | £165,523 | -21.3% | Med | Feasible |
| ⭐ Council lease | 6.65% | +£248 | £165,523 | 12.6% | Low | Feasible |
| Refurb & refinance | 6.65% | -£20 | £194,632 | 4.4% | Med | Feasible |
| Short-stay let / Airbnb | 8.24% | -£297 | £165,523 | -7.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £477,907 | 4% | Med | Feasible |
| Rent by the room | 6.32% | -£1,703 | £191,523 | -47.7% | — | Feasible |
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 £1,496/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
£380/night ADR
Based on 14 short-let comps nearby
Rent by the room conversion upside
-£643/mo cash flow vs Rent it out if converted to Rent by the room
6.94% Return before costs on price converted vs 6.65% as-is
Room mix (3 lettable rooms)
1× Double @ £744/mo1× Single @ £565/mo1× En-suite @ £877/mo
≈ £2,186/mo gross room income
As-is Rent it out
Monthly profit+£35
Return before costs on price6.65%
Cash needed£115,648
If converted to Rent by the room
Monthly profit-£608
Return before costs on price6.94%
Cash needed£131,648
Δ vs Rent it out Monthly profit-£643
Show conversion detail
Conversion cost estimate
£67,200
Range: £58,800 – £78,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£57,900–£108,195full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£4,575–£8,235
- Replumb£3,660–£7,320
- Windows£10,065–£18,300
- Paint + decor£9,150–£16,470
- Flooring£12,810–£23,790
Based on 2179 HMO comps within 4.6 km
Comparables
sold within 0.5 miWide · CV 15.5%Med confidence
Loading 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£27,612
Section 24 credit£0
Annual tax due£157
Post-tax Monthly profit annual-£395
Exit costs
Projected sale price (5y · 2%/yr growth)£458,194
Capital gain (pre-CGT)£43,194
Sale costs (~2.5%)£11,455
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£8,608
Rates as of Oct 2024
Acquisition costs
£165,523cash neededPurchase price£415,000
Deposit (25%)£103,750
Stamp duty+5% additional-property surcharge£31,500
Refurb£20,898
Legal + survey£2,150
Mortgage fees£7,225
Total cash neededdeposit + costs (loan covers the rest)£165,523
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
early viewings recommended McDowalls are excited to present this freshly decorated 3 bedroom home to the sales market. Situated between Ilford and Seven Kings, this home features three upstairs double bedrooms, a large lounge (Could be used as a 4th bedroom), separate dining / kitchen area, full sized ground floor bathroom and a large garden to the rear. Double Glazed & Gas Central Heating Local transport and amenities close by! Tenure - Freehold Parking - Off Street Parkin…
Floor plans
Nearby active comparables11 rentals
Comparable rentals
IG1 · same beds + typeMedian nearby: £2,400/mo · 10 of 11 already let+£99 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
Other deals nearby
IG1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · McDowalls
About this listing
126 days · ZooplaPrice history
5-year price trend
Monthly profit
−£20
Cash needed
£166K
Return after costs
-0.14%
IRR
-0.40%
Listed 126d ago
Green Lane, Ilford IG1
terraced · 3 bed · 1 bath · 915 sqft
£415,000
est £2,301 · 6.65% gross
EPC D
1 / 28
27/100
Marginal
6.65% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£415K
5% above sold comps
Return before costs
6.65%
est rent £2,301/monot enough comparablesRange £2,193–£2,414/mo (Q1–Q3)
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
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: £2,193–£2,414/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £103,750
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 (£15,674–£29,257 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £311,250 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
-£20
after mortgage, operating costs & tax
Rent in£2,301/mo gross
£2,213/mo collected · £89/mo lost to voids
Where it goes
£1,686Mortgage£546Costs
Outgoings exceed rent — you top up £20/mo
Mortgage£1,686
Costs£546
Management£230
Maintenance£50
Insurance£40
CapEx reserve£115
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£20
Returns
Return before costs on price6.65%
Cash return on cash-0.14%
Gross margin£1,666
Cash needed£165,523
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.31
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 £1,496/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 | £27,612 | £6,557 | £20,231 | £0 | £157 | £667 | £667 |
| Year 2 | £28,440 | £6,754 | £20,231 | £0 | £277 | £1,179 | £1,846 |
| Year 3 | £29,294 | £6,956 | £20,231 | £0 | £400 | £1,706 | £3,552 |
| Year 4 | £30,172 | £7,165 | £20,231 | £0 | £528 | £2,248 | £5,800 |
| Year 5 | £31,078 | £7,380 | £20,231 | £0 | £659 | £2,808 | £8,608 |
Rent by the room upside
What we verified
5106
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▾
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
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 15.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,046
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£8,608
Acquisition costs
25% deposit£103,750
Stamp duty£31,500
Refurb£20,898
Legal + survey£2,150
Mortgage + broker£7,225
Cash needed£165,523
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
early viewings recommended McDowalls are excited to present this freshly decorated 3 bedroom home to the sales market. Situated between Ilford and Seven Kings, this home features three upstairs double bedrooms, a large lounge (Could be used as a 4th bedroom), separate dining / kitchen area, full sized ground floor bathroom and a large garden to the rear. Double Glazed & Gas Central Heating Local transport and amenities close by! Tenure - Freehold Parking - Off Street Parkin…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice