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Year 5 disposal
⊞ View all 8
80/ 100
Strong
Strong investment fundamentals.
Why it works
- 8.23% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Leasehold 86yr — verify at solicitor
- 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
+£94/mo
Barely breaks even each month
Price vs market
Above comparable sales
+26% vs 12 sold
Return · IRR
0.8%/yr
Modest annualised return
Cash to get in
£131K
Deposit + fees + refurb
Price £325KReturn before costs on price · Rent by the room 9.31%5-yr return on cash 11%Rent est. £2,230 (£2,136–£2,328)
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: £2,136–£2,328/mo · n=79
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£13,805–£25,768 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£94
after mortgage, operating costs & tax
Rent in£2,230/mo gross
£2,144/mo collected · £86/mo lost to voids
Where it goes
£1,320Mortgage£708Costs
£94/mo left as profit · 4% of rent kept
Mortgage£1,320
Costs£708
Management£223
Maintenance£67
Insurance£28
CapEx reserve£112
Voids + council tax£7
Service charge + ground rent£145
Ltd co. accounts£104
Selective licensing£22
Tax£22
Profit+£94
Returns
Return before costs on price8.23%
Cash return on cash0.87%
Gross margin£1,437
Cash needed£130,556
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.62
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 | £26,760 | £8,492 | £15,844 | £0 | £461 | £1,963 | £1,963 |
| Year 2 | £27,563 | £8,747 | £15,844 | £0 | £565 | £2,407 | £4,371 |
| Year 3 | £28,390 | £9,009 | £15,844 | £0 | £672 | £2,865 | £7,235 |
| Year 4 | £29,241 | £9,279 | £15,844 | £0 | £782 | £3,336 | £10,571 |
| Year 5 | £30,119 | £9,558 | £15,844 | £0 | £896 | £3,821 | £14,393 |
Disposal gain (gross)-£18,575
CGT£0
Net Disposal proceeds£349,856
What we verified
What we verified
33063 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leasehold86 yr
Tenure & planning86 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable67% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 66% (757 decisions)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Selective scheme — 17 wards (PROPOSED, awaiting Cabinet approval)
Rates as of May 2026
Building condition
Energy ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortEN1 4SL · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 17.1 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
3-bed · 1-bath · 786 sqft · London ×1.4
£28k–£53k
£ per sqft
building cost only
£35–£68
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£7,860–£14,148
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,004–£20,436
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history80d on marketno cuts yet
Strategy matrix
Council lease wins — +£350/mo · £238/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 | 8.23% | +£94 | £130,556 | 11.0% | Low | Feasible |
| Housing-benefit rent | 6.24% | -£423 | £130,556 | -10.5% | Med | Feasible |
| ⭐ Council lease | 8.23% | +£350 | £130,556 | 20.1% | Low | Feasible |
| Refurb & refinance | 8.23% | +£112 | £154,168 | 10.1% | Med | Feasible |
| Short-stay let / Airbnb | 2.00% | -£1,444 | £130,556 | -66.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£344 | £375,793 | 4% | Med | Feasible |
| Rent by the room | 9.31% | -£1,492 | £156,556 | -49.6% | — | Feasible |
Short-let (SA) context298 active short-lets nearby
Short-let market context
- 298 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £1,690/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £1,690
- Scheme type:
- leasing
- 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 let14% occupancy
£125/night ADR
Based on 11 short-let comps nearby
Rent by the room conversion upside
-£530/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 8.23% as-is
Room mix (3 lettable rooms)
1× Double @ £793/mo1× Single @ £559/mo1× En-suite @ £1,169/mo
≈ £2,521/mo gross room income
As-is Rent it out
Monthly profit+£273
Return before costs on price8.23%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit-£530
Show conversion detail
Conversion cost estimate
£67,200
Range: £58,800 – £78,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 67% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 66% (757 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£52,224–£97,746full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£3,930–£7,074
- Replumb£3,144–£6,288
- Windows£8,646–£15,720
- Paint + decor£7,860–£14,148
- Flooring£11,004–£20,436
Based on 155 HMO comps within 4.8 km
Comparables
sold within 0.5 miWide · CV 29.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Borough wide
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodOrchardside SchoolNot applicable · Pupil referral unit · EN1 4RL
- GoodRusset House SchoolNot applicable · Community special school · EN1 4JA
- GoodCapel Manor Primary SchoolPrimary · Community school · EN1 4RL
- GoodWorcesters Primary SchoolPrimary · Academy converter · EN1 4UF
- Not ratedCapel Manor College16 plus · Further education · EN1 4RQ
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£26,760
Section 24 credit£0
Annual tax due£461
Post-tax Monthly profit annual£934
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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£14,393
Rates as of Oct 2024
Acquisition costs
£130,556cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+5% additional-property surcharge£22,500
Refurb£18,406
Legal + survey£2,525
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£130,556
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Situated in a quiet cul-de-sac, this chain-free ground floor flat offers a generous and practical layout, making it an excellent option for families, first-time buyers, or investors alike. The property benefits from three well-proportioned bedrooms, a separate bathroom and WC, and a spacious reception room, providing a comfortable setting for both everyday living and entertaining.
A fitted kitchen/diner offers a functional and sociable space for cooking and dining, while dir…
Floor plans
Nearby active comparables3 rentals · 5 deals
Comparable rentals
EN1 · same beds + typeMedian nearby: £3,300/mo · 3 of 3 already let+£1,070 vs our est
- Forsyth Place, EnfieldLet3b£1,800/moMay 2026
- Wellington Road, EnfieldLet3b£3,300/moDec 2025
- Wellington Road, Enfield EN1Let3b£3,300/moMay 2026
Listing metazoopla · Morgan Alexander
About this listing
80 days · ZooplaPrice history
5-year price trend
Monthly profit
+£94
Cash needed
£131K
Return after costs
0.87%
IRR
0.84%
Listed 80d ago
Manor Court, Enfield EN1
flat · 3 bed · 1 bath · 786 sqft
£325,000
est £2,230 · 8.23% gross
Chain freeLeasehold 86yrEPC E
1 / 8
80/100
Strong
Real 9.31% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.23% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Lease 86 yrs — extend before exit
Chain free
Price
£325K
26% above sold comps
Return before costs (best)
9.31%
Rent by the room
Bedrooms
3
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — 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: £2,136–£2,328/mo · n=79
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£13,805–£25,768 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£94
after mortgage, operating costs & tax
Rent in£2,230/mo gross
£2,144/mo collected · £86/mo lost to voids
Where it goes
£1,320Mortgage£708Costs
£94/mo left as profit · 4% of rent kept
Mortgage£1,320
Costs£708
Management£223
Maintenance£67
Insurance£28
CapEx reserve£112
Voids + council tax£7
Service charge + ground rent£145
Ltd co. accounts£104
Selective licensing£22
Tax£22
Profit+£94
Returns
Return before costs on price8.23%
Cash return on cash0.87%
Gross margin£1,437
Cash needed£130,556
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.62
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context298 active short-lets nearby
Short-let market context
- 298 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £1,690/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £1,690
- Scheme type:
- leasing
- 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 | £26,760 | £8,492 | £15,844 | £0 | £461 | £1,963 | £1,963 |
| Year 2 | £27,563 | £8,747 | £15,844 | £0 | £565 | £2,407 | £4,371 |
| Year 3 | £28,390 | £9,009 | £15,844 | £0 | £672 | £2,865 | £7,235 |
| Year 4 | £29,241 | £9,279 | £15,844 | £0 | £782 | £3,336 | £10,571 |
| Year 5 | £30,119 | £9,558 | £15,844 | £0 | £896 | £3,821 | £14,393 |
Rent by the room upside
What we verified
6116
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining86 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£6,000–£12,000 to upgrade to CE
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£1,726/yr
Ground rentDoubling clauses kill mortgageability£10/yr
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 29.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,169
Annual rental tax£265
CGT yr 5£0 · company level
5y net total£14,393
Acquisition costs
25% deposit£81,250
Stamp duty£22,500
Refurb£18,406
Legal + survey£2,525
Mortgage + broker£5,875
Cash needed£130,556
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
Situated in a quiet cul-de-sac, this chain-free ground floor flat offers a generous and practical layout, making it an excellent option for families, first-time buyers, or investors alike. The property benefits from three well-proportioned bedrooms, a separate bathroom and WC, and a spacious reception room, providing a comfortable setting for both everyday living and entertaining.
A fitted kitchen/diner offers a functional and sociable space for cooking and dining, while dir…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice