Skip to main contenthow this is calculated →
Year 5 disposal
BMV -2%
68/ 100
Solid
6.85% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 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
+£32/mo
Barely breaks even each month
Price
£425K
Around comparable sold prices
Return · IRR
0.4%/yr
Modest annualised return
Cash to get in
£256K
Deposit + fees + refurb
Return before costs on price 6.85%5-yr return on cash 5%Rent est. £2,425 (£2,387–£2,464)
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: £2,387–£2,464/mo · n=41
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£81,023–£151,243 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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
+£32
after mortgage, operating costs & tax
Rent in£2,425/mo gross
£2,332/mo collected · £93/mo lost to voids
Where it goes
£1,727Mortgage£565Costs
£32/mo left as profit · 1% of rent kept
Mortgage£1,727
Costs£565
Management£243
Maintenance£50
Insurance£40
CapEx reserve£121
Voids + council tax£7
Ltd co. accounts£104
Tax£8
Profit+£32
Returns
Return before costs on price6.85%
Cash return on cash0.15%
Gross margin£1,767
Cash needed£256,306
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.35
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 | £29,100 | £6,783 | £20,719 | £0 | £304 | £1,295 | £1,295 |
| Year 2 | £29,973 | £6,986 | £20,719 | £0 | £431 | £1,837 | £3,132 |
| Year 3 | £30,872 | £7,196 | £20,719 | £0 | £562 | £2,396 | £5,528 |
| Year 4 | £31,798 | £7,411 | £20,719 | £0 | £697 | £2,971 | £8,499 |
| Year 5 | £32,752 | £7,634 | £20,719 | £0 | £836 | £3,564 | £12,063 |
Disposal gain (gross)-£110,178
CGT£0
Net Disposal proceeds£457,503
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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 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
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 2TF · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Queen Mary · 9.5 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 · 3-bath · 1155 sqft · London ×1.4
£45k–£86k
£ per sqft
building cost only
£39–£75
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 3 × bathroom · Full strip + retile£12,600–£25,200
- Paint + decor£11,550–£20,790
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£16,170–£30,030
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history89d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£623/mo · £313/mo ahead of Council lease (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.85% | +£32 | £256,306 | 4.7% | Low | Feasible |
| Housing-benefit rent | 4.22% | -£809 | £256,306 | -14.7% | Med | Feasible |
| Council lease | 6.85% | +£310 | £256,306 | 9.7% | Low | Feasible |
| Refurb & refinance | 6.85% | +£32 | £320,768 | 3.8% | Med | Feasible |
| Short-stay let / Airbnb | 8.05% | -£341 | £256,306 | -5.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £610,893 | -15% | Med | Feasible |
| ⭐ Rent by the room | 5.13% * | +£623 | £168,634 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
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
-£732/mo cash flow vs Rent it out if converted to Rent by the room
6.78% Return before costs on price converted vs 6.85% as-is
£425k → 6-bed HMO @ ~£693/room: £3,646 pcm gross, ~£2,084 pcm net (5.1% net on £487k all-in incl. ~£27k works); needs +1 bathroom; GDV ~£357k → refinance releases ~£-51k (~£219k left in)
medium confidence
Unlocks ~£27,276/yr extra rent
3 → 6 lettable rooms · ~6.5% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 7 habitable rooms (3 beds + 4 reception(s)) in 107 m²; convert 3 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms (0 double, 3 single); sized to Redbridge adopted standard (6.51/10.22 m²; Redbridge mandatory HMO licence conditions / guidance on HMO standards); adds ~£2,273/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 6 bed HMO+3 singles5.13% net on cost4.43% cash-on-cashuplift 6.85% → 6.49%
💷 Refinance could release ~-£50,863
HMO licence+1 bathroom needed
Sized to Redbridge's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (3 lettable rooms)
1× Double @ £757/mo1× Single @ £563/mo1× En-suite @ £953/mo
≈ £2,273/mo gross room income
As-is Rent it out
Monthly profit+£85
Return before costs on price6.85%
Cash needed£118,148
If converted to Rent by the room
Monthly profit-£647
Return before costs on price6.78%
Cash needed£134,148
Δ vs Rent it out Monthly profit-£732
+3 rooms (6 total)
Monthly profit+£732
Return before costs on price12.84%
Cash needed£164,148
Extra rent+£2,273/mo
Show conversion detail
Conversion cost estimate
£56,000
Range: £47,600 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£82,860–£154,035full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 3 × bathroom£21,600–£39,600
- Rewire£5,775–£10,395
- Replumb£4,620–£9,240
- Windows£12,705–£23,100
- Paint + decor£11,550–£20,790
- Flooring£16,170–£30,030
Based on 2225 HMO comps within 3.2 km
Comparables
sold within 0.5 miWide · CV 17.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingLoxford SchoolAll-through · Academy converter · IG1 2UT
- GoodWinston Way AcademyPrimary · Academy converter · IG1 2WS
- GoodWoodlands Primary SchoolPrimary · Community school · IG1 2PY
- Not ratedThe Constance Bridgeman CentreNot applicable · Pupil referral unit · IG1 2UT
- Not ratedUphall Primary SchoolPrimary · Community school · IG1 2JD
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£29,100
Section 24 credit£0
Annual tax due£304
Post-tax Monthly profit annual£176
Exit costs
Projected sale price (5y · 2%/yr growth)£469,234
Capital gain (pre-CGT)£44,234
Sale costs (~2.5%)£11,731
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£12,063
Rates as of Oct 2024
Acquisition costs
£256,306cash neededPurchase price£425,000
Deposit (25%)£106,250
Stamp duty+5% additional-property surcharge£32,500
Refurb£108,031
Legal + survey£2,150
Mortgage fees£7,375
Total cash neededdeposit + costs (loan covers the rest)£256,306
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary Three Bedroom End-Terrace House Requiring Modernisation situated with easy access to Ilford Town Centre, Bus Routes, Local Schools and Amenities.
Description Three Bedroom End-Terrace House Requiring Modernisation situated with easy access to Ilford Town Centre, Bus Routes, Local Schools and Amenities. This property has previously been used for Multiple Occupants and Undergone Modifications to suit living arrangements. The Ground Floor comprises Four Reception Rooms,…
Nearby active comparables11 rentals
Comparable rentals
IG1 · same beds + typeMedian nearby: £2,400/mo · 10 of 11 already let-£25 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 · William H Brown Incorporating Porter Glenny - Barking
About this listing
89 days · ZooplaPrice history
5-year price trend
Monthly profit
+£32
Cash needed
£256K
Return after costs
0.15%
IRR
0.40%
Listed 89d ago
Mortlake Road, Ilford IG1
terraced · 3 bed · 3 bath
£425,000
est £2,425 · 6.85% gross
68/100
Solid
6.85% — verify the rent + comps locally.
6.85% Return before costs — around the area average for this property type.
Monthly profit +£32/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£425K
2% below sold comps
Return before costs
6.85%
est rent £2,425/monot enough comparablesRange £2,387–£2,464/mo (Q1–Q3)
Bedrooms
3
3 bath
Energy rating
—
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: £2,387–£2,464/mo · n=41
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£81,023–£151,243 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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
+£32
after mortgage, operating costs & tax
Rent in£2,425/mo gross
£2,332/mo collected · £93/mo lost to voids
Where it goes
£1,727Mortgage£565Costs
£32/mo left as profit · 1% of rent kept
Mortgage£1,727
Costs£565
Management£243
Maintenance£50
Insurance£40
CapEx reserve£121
Voids + council tax£7
Ltd co. accounts£104
Tax£8
Profit+£32
Returns
Return before costs on price6.85%
Cash return on cash0.15%
Gross margin£1,767
Cash needed£256,306
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.35
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 | £29,100 | £6,783 | £20,719 | £0 | £304 | £1,295 | £1,295 |
| Year 2 | £29,973 | £6,986 | £20,719 | £0 | £431 | £1,837 | £3,132 |
| Year 3 | £30,872 | £7,196 | £20,719 | £0 | £562 | £2,396 | £5,528 |
| Year 4 | £31,798 | £7,411 | £20,719 | £0 | £697 | £2,971 | £8,499 |
| Year 5 | £32,752 | £7,634 | £20,719 | £0 | £836 | £3,564 | £12,063 |
Rent by the room upside
What we verified
5007
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▾
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 17.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,144
Annual rental tax£91
CGT yr 5£0 · company level
5y net total£12,063
Acquisition costs
25% deposit£106,250
Stamp duty£32,500
Refurb£108,031
Legal + survey£2,150
Mortgage + broker£7,375
Cash needed£256,306
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
Summary Three Bedroom End-Terrace House Requiring Modernisation situated with easy access to Ilford Town Centre, Bus Routes, Local Schools and Amenities.
Description Three Bedroom End-Terrace House Requiring Modernisation situated with easy access to Ilford Town Centre, Bus Routes, Local Schools and Amenities. This property has previously been used for Multiple Occupants and Undergone Modifications to suit living arrangements. The Ground Floor comprises Four Reception Rooms,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice