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Year 5 disposal
⊞ View all 21
10/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Monthly profit +£499/mo from completion — the no.1 reason to invest
- 16.7% 5y IRR — strong total return on capital
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (117 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.
- 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
+£499/mo
Pays you every month, net of costs
Price
£79K
No local sold comps to compare
Return · IRR
16.7%/yr
Strong annualised return
Cash to get in
£38K
Deposit + fees + refurb
5-yr return on cash 95%Rent est. £1,595 (£1,400–£1,595)
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
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: £1,400–£1,595/mo · n=3
Financing
DepositYour cash in — the rest is the mortgage25% · £19,688
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£7,487–£13,975 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £59,062.5 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£499
after mortgage, operating costs & tax
Rent in£1,595/mo gross
£1,534/mo collected · £61/mo lost to voids
Where it goes
£308Mortgage£610Costs£499Your profit
£499/mo left as profit · 33% of rent kept
Mortgage£308
Costs£610
Management£160
Maintenance£67
Insurance£20
CapEx reserve£80
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£117
Profit+£499
Returns
Return before costs on price24.30%
Cash return on cash15.84%
Gross margin£923
Cash needed£37,789
Monthly profit payback6y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress4.79
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 | £19,140 | £7,324 | £3,691 | £0 | £1,544 | £6,581 | £6,581 |
| Year 2 | £19,714 | £7,543 | £3,691 | £0 | £1,611 | £6,869 | £13,450 |
| Year 3 | £20,306 | £7,770 | £3,691 | £0 | £1,680 | £7,165 | £20,614 |
| Year 4 | £20,915 | £8,003 | £3,691 | £0 | £1,752 | £7,469 | £28,083 |
| Year 5 | £21,542 | £8,243 | £3,691 | £0 | £1,826 | £7,782 | £35,865 |
Disposal gain (gross)-£9,897
CGT£0
Net Disposal proceeds£84,773
What we verified
What we verified
32063 ok · 2 caution · 0 fail · 6 unknown
Legal & planning
Leasehold117 yr
Tenure & planning117 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
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 cohortHA0 1GL · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 9.6 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
1-bed · 1-bath · 735 sqft · London ×1.4
£26k–£51k
£ per sqft
building cost only
£36–£70
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£7,350–£13,230
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,290–£19,110
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
Rent it out wins — +£499/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 24.30% | +£499 | £37,789 | 94.9% | Low | Feasible |
| Housing-benefit rent | 18.22% | +£176 | £37,789 | 44.7% | Med | Feasible |
| Council lease | 0.00% | -£674 | £37,789 | -110.6% | Low | Feasible |
| Refurb & refinance | 24.30% | +£499 | £45,719 | 78.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £98,663 | -5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
Rent by the room conversion upside
-£64/mo cash flow vs Rent it out if converted to Rent by the room
36.57% Return before costs on price converted vs 24.30% as-is
As-is Rent it out
Monthly profit+£635
Return before costs on price24.30%
Cash needed£31,586
If converted to Rent by the room
Monthly profit+£571
Return before costs on price36.57%
Cash needed£47,586
Δ vs Rent it out Monthly profit-£64
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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 & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- OutstandingVicar's Green Primary SchoolPrimary · Community school · HA0 1DP
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£19,140
Section 24 credit£0
Annual tax due£1,544
Post-tax Monthly profit annual£5,845
Exit costs
Projected sale price (5y · 2%/yr growth)£86,946
Capital gain (pre-CGT)£8,196
Sale costs (~2.5%)£2,174
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£35,865
Rates as of Oct 2024
Acquisition costs
£37,789cash neededPurchase price£78,750
Deposit (25%)£19,688
Stamp duty+5% additional-property surcharge£3,938
Refurb£9,982
Legal + survey£2,000
Mortgage fees£2,181
Total cash neededdeposit + costs (loan covers the rest)£37,789
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Bright and modern one-bedroom apartment now available in Wembley, through Shared Ownership.
The property features an entrance hallway, open-plan living room and kitchen, one bedroom and one bathroom.
The property offers residents a private balcony and access to communal areas.
Available for £78,750 for 25% share based on the marketing figure of £315,000.
Monthly rent - £846.11 Monthly Service Charge - £215.25 Total Monthly Charge - £1,061.36 plus mortgage required for 25%…
Floor plans
Nearby active comparables3 rentals
Comparable rentals
HA0 · same beds + typeMedian nearby: £1,595/mo · 3 of 3 already let+£0 vs our est
- Williams Way, Wembley, HA0Let1b£1,900/moMay 2026
- Williams Way, Wembley, HA0Let1b£1,595/moMay 2026
- Bridgewater Road, Wembley, HA0Let1b£1,400/moMay 2026
Other deals nearby
HA0 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · SO Resi - Resale
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
+£499
Cash needed
£38K
Return after costs
15.84%
IRR
16.65%
Listed 86d ago
Waterfield House, Wembley, London HA0
flat · 1 bed
£78,750
est £1,595
Leasehold 117yr
1 / 21
10/100
Marginal
No rent data — verify locally before offering.
Monthly profit +£499/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
Price
£79K
Return before costs
—
est rent £1,595/monot enough comparablesRange £1,400–£1,595/mo (Q1–Q3)
Bedrooms
1
— bath
Energy rating
—
Energy rating
Deal flags1 issue
Shared ownership
Restricted resale; staircasing required
Run the numbers
What-if calculator
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: £1,400–£1,595/mo · n=3
Financing
DepositYour cash in — the rest is the mortgage25% · £19,688
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£7,487–£13,975 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £59,062.5 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£499
after mortgage, operating costs & tax
Rent in£1,595/mo gross
£1,534/mo collected · £61/mo lost to voids
Where it goes
£308Mortgage£610Costs£499Your profit
£499/mo left as profit · 33% of rent kept
Mortgage£308
Costs£610
Management£160
Maintenance£67
Insurance£20
CapEx reserve£80
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£117
Profit+£499
Returns
Return before costs on price24.30%
Cash return on cash15.84%
Gross margin£923
Cash needed£37,789
Monthly profit payback6y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress4.79
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 | £19,140 | £7,324 | £3,691 | £0 | £1,544 | £6,581 | £6,581 |
| Year 2 | £19,714 | £7,543 | £3,691 | £0 | £1,611 | £6,869 | £13,450 |
| Year 3 | £20,306 | £7,770 | £3,691 | £0 | £1,680 | £7,165 | £20,614 |
| Year 4 | £20,915 | £8,003 | £3,691 | £0 | £1,752 | £7,469 | £28,083 |
| Year 5 | £21,542 | £8,243 | £3,691 | £0 | £1,826 | £7,782 | £35,865 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining117 yr
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 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£738
Annual rental tax£1,404
CGT yr 5£0 · company level
5y net total£35,865
Acquisition costs
25% deposit£19,688
Stamp duty£3,938
Refurb£9,982
Legal + survey£2,000
Mortgage + broker£2,181
Cash needed£37,789
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
Bright and modern one-bedroom apartment now available in Wembley, through Shared Ownership.
The property features an entrance hallway, open-plan living room and kitchen, one bedroom and one bathroom.
The property offers residents a private balcony and access to communal areas.
Available for £78,750 for 25% share based on the marketing figure of £315,000.
Monthly rent - £846.11 Monthly Service Charge - £215.25 Total Monthly Charge - £1,061.36 plus mortgage required for 25%…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice