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Year 5 disposal
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0/ 100
Weak
4.94% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£1,443/mo — heavily negative — needs monthly capital injection
- -7.0% 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
−£1K/mo
You top up £1K/mo
Price
£799K
No local sold comps to compare
Return · IRR
-7.0%/yr
Loses money over 5 years
Cash to get in
£303K
Deposit + fees + refurb
Return before costs on price 4.94%5-yr return on cash -24%Rent est. £3,286 (£3,076–£3,510)
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: £3,076–£3,510/mo · n=149
Financing
DepositYour cash in — the rest is the mortgage25% · £199,750
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 (£12,558–£23,442 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £599,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,443
after mortgage, operating costs & tax
Rent in£3,286/mo gross
£3,160/mo collected · £126/mo lost to voids
Where it goes
£3,246Mortgage£1,357Costs
Outgoings exceed rent — you top up £1,443/mo
Mortgage£3,246
Costs£1,357
Management£329
Maintenance£67
Insurance£40
CapEx reserve£164
Voids + council tax£9
Service charge + ground rent£607
Ltd co. accounts£104
Selective licensing£37
Tax—
Shortfall−£1,443
Returns
Return before costs on price4.94%
Cash return on cash-5.72%
Gross margin£1,803
Cash needed£302,729
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.97
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 | £39,432 | £16,284 | £38,951 | £0 | £0 | -£15,804 | -£15,804 |
| Year 2 | £40,615 | £16,773 | £38,951 | £0 | £0 | -£15,109 | -£30,913 |
| Year 3 | £41,833 | £17,276 | £38,951 | £0 | £0 | -£14,394 | -£45,307 |
| Year 4 | £43,088 | £17,794 | £38,951 | £0 | £0 | -£13,657 | -£58,964 |
| Year 5 | £44,381 | £18,328 | £38,951 | £0 | £0 | -£12,898 | -£71,862 |
Disposal gain (gross)-£28,887
CGT£0
Net Disposal proceeds£860,107
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- 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 profileStudent let
Tenant profilelikely cohortN1 9RW · 2 bed
Primary profile
Student let
Nearest university
for student-let assessment
University College London · 1.6 km
Reason
1.6 km from a major UK university — student couples / individuals dominate 2-bed lets here.
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 · 2-bath · 945 sqft · London ×1.4
£36k–£69k
£ per sqft
building cost only
£38–£73
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£9,450–£17,010
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,230–£24,570
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history86d on marketno cuts yet
Strategy matrix
Council lease wins — -£979/mo · £427/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 4.94% | -£1,443 | £302,729 | -23.7% | Low | Feasible |
| Housing-benefit rent | 2.69% | -£2,755 | £302,729 | -51.1% | Med | Feasible |
| ⭐ Council lease | 4.94% | -£979 | £302,729 | -16.6% | Low | Feasible |
| Refurb & refinance | 4.94% | -£1,406 | £349,377 | -19.9% | Med | Feasible |
| Short-stay let / Airbnb | 5.13% | -£2,298 | £302,729 | -44.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£818 | £895,692 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context278 active short-lets nearby
Short-let market context
- 278 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Inner North London · cap £1,789/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Inner North London
- LHA monthly cap:
- £1,789
- Scheme type:
- leasing
- Premium:
- +1200% 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
£456/night ADR
Based on 65 short-let comps nearby
Rent by the room conversion upside
-£1,451/mo cash flow vs Rent it out if converted to Rent by the room
3.60% Return before costs on price converted vs 4.94% as-is
As-is Rent it out
Monthly profit-£657
Return before costs on price4.94%
Cash needed£211,648
If converted to Rent by the room
Monthly profit-£2,108
Return before costs on price3.60%
Cash needed£227,648
Δ vs Rent it out Monthly profit-£1,451
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
£56,000
Range: £47,600 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£66,420–£123,825full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£4,725–£8,505
- Replumb£3,780–£7,560
- Windows£10,395–£18,900
- Paint + decor£9,450–£17,010
- Flooring£13,230–£24,570
Comparables
sold within 0.5 miLoading 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
- OutstandingWinton Primary SchoolPrimary · Community school · N1 9AZ
- Not ratedThe Gower SchoolNot applicable · Other independent school · N1 9JF
- Not ratedThe Pears Family SchoolNot applicable · Free schools alternative provision · N1 9JH
- Not ratedElizabeth Garrett Anderson SchoolSecondary · Community school · N1 9QG
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£39,432
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£17,320
Exit costs
Projected sale price (5y · 2%/yr growth)£882,161
Capital gain (pre-CGT)£83,161
Sale costs (~2.5%)£22,054
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-£71,862
Rates as of Oct 2024
Acquisition costs
£302,729cash neededPurchase price£799,000
Deposit (25%)£199,750
Stamp duty+5% additional-property surcharge£69,900
Refurb£16,744
Legal + survey£3,350
Mortgage fees£12,985
Total cash neededdeposit + costs (loan covers the rest)£302,729
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A two-bedroom apartment with underground parking in King’s Cross.
Ice Wharf is a gated community set around a landscaped square on the banks of Regents Canal. This home compromises of a spacious open-plan kitchen and reception room with direct access to a balcony, a generous principal bedroom with en-suite bathroom and a further second double bedroom and family bathroom. Other benefits include one underground parking space 24 hour concierge, a large Waitrose & Tesco’s within…
Floor plans
Listing metazoopla · Goldschmidt & Howland - Camden
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
−£1,443
Cash needed
£303K
Return after costs
-5.72%
IRR
-7.00%
Listed 86d ago
New Wharf Road, Kings Cross, London N1
flat · 2 bed · 2 bath
£799,000
est £3,286 · 4.94% gross
EPC C
1 / 10
0/100
Marginal
4.94% — verify the rent + comps locally.
4.94% Return before costs — around the area average for this property type.
Monthly profit −£1,443/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£799K
Return before costs
4.94%
est rent £3,286/monot enough comparablesRange £3,076–£3,510/mo (Q1–Q3)
Bedrooms
2
2 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: £3,076–£3,510/mo · n=149
Financing
DepositYour cash in — the rest is the mortgage25% · £199,750
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 (£12,558–£23,442 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £599,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,443
after mortgage, operating costs & tax
Rent in£3,286/mo gross
£3,160/mo collected · £126/mo lost to voids
Where it goes
£3,246Mortgage£1,357Costs
Outgoings exceed rent — you top up £1,443/mo
Mortgage£3,246
Costs£1,357
Management£329
Maintenance£67
Insurance£40
CapEx reserve£164
Voids + council tax£9
Service charge + ground rent£607
Ltd co. accounts£104
Selective licensing£37
Tax—
Shortfall−£1,443
Returns
Return before costs on price4.94%
Cash return on cash-5.72%
Gross margin£1,803
Cash needed£302,729
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.97
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context278 active short-lets nearby
Short-let market context
- 278 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Inner North London · cap £1,789/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Inner North London
- LHA monthly cap:
- £1,789
- Scheme type:
- leasing
- Premium:
- +1200% 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 | £39,432 | £16,284 | £38,951 | £0 | £0 | -£15,804 | -£15,804 |
| Year 2 | £40,615 | £16,773 | £38,951 | £0 | £0 | -£15,109 | -£30,913 |
| Year 3 | £41,833 | £17,276 | £38,951 | £0 | £0 | -£14,394 | -£45,307 |
| Year 4 | £43,088 | £17,794 | £38,951 | £0 | £0 | -£13,657 | -£58,964 |
| Year 5 | £44,381 | £18,328 | £38,951 | £0 | £0 | -£12,898 | -£71,862 |
Rent by the room upside
What we verified
4306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
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£6,984/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£7,790
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£71,862
Acquisition costs
25% deposit£199,750
Stamp duty£69,900
Refurb£16,744
Legal + survey£3,350
Mortgage + broker£12,985
Cash needed£302,729
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
A two-bedroom apartment with underground parking in King’s Cross.
Ice Wharf is a gated community set around a landscaped square on the banks of Regents Canal. This home compromises of a spacious open-plan kitchen and reception room with direct access to a balcony, a generous principal bedroom with en-suite bathroom and a further second double bedroom and family bathroom. Other benefits include one underground parking space 24 hour concierge, a large Waitrose & Tesco’s within…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice