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Year 5 disposal
BMV -22%
⊞ View all 9
97/ 100
Strong
Strong investment fundamentals.
Why it works
- 8.88% return before costs — above-market
- Priced below market -22% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Leasehold 87yr — verify at solicitor
- 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£38/mo
Barely breaks even each month
Price vs market
Below market value
-22% vs 12 sold · interior unseen
Return · IRR
0.8%/yr
Modest annualised return
Cash left in
£43K
Stays in after refinancing at value
Price £230KCash to buy £91KReturn before costs on price 8.88%5-yr return on cash 9%Rent est. £1,702 (£1,614–£1,795)
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: £1,614–£1,795/mo · n=71
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£10,022–£18,708 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £172,500 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
+£38
after mortgage, operating costs & tax
Rent in£1,702/mo gross
£1,637/mo collected · £65/mo lost to voids
Where it goes
£934Mortgage£655Costs
£38/mo left as profit · 2% of rent kept
Mortgage£934
Costs£655
Management£170
Maintenance£67
Insurance£28
CapEx reserve£85
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£17
Tax£9
Profit+£38
Returns
Return before costs on price8.88%
Cash return on cash0.51%
Gross margin£982
Cash needed£90,913
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.75
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 | £20,424 | £7,859 | £11,213 | £0 | £257 | £1,096 | £1,096 |
| Year 2 | £21,037 | £8,094 | £11,213 | £0 | £329 | £1,401 | £2,497 |
| Year 3 | £21,668 | £8,337 | £11,213 | £0 | £402 | £1,716 | £4,213 |
| Year 4 | £22,318 | £8,587 | £11,213 | £0 | £478 | £2,040 | £6,253 |
| Year 5 | £22,987 | £8,845 | £11,213 | £0 | £557 | £2,373 | £8,626 |
Disposal gain (gross)-£11,373
CGT£0
Net Disposal proceeds£247,590
What we verified
What we verified
24052 ok · 4 caution · 0 fail · 5 unknown
Legal & planning
Leasehold87 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
88 yr
Lease shortening — 88 years remaining
Still mortgageable today, but plan to extend before it dips below 80. Marriage-value premium kicks in below 80 years.
Extracted from listing description · verify with solicitor
Tenure & planning87 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
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 cohortRM3 0WP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 19.5 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
2-bed · 1-bath · 525 sqft · London ×1.4
£21k–£42k
£ per sqft
building cost only
£41–£80
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£5,250–£9,450
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,350–£13,650
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history80d on marketno cuts yet
Strategy matrix
Council lease wins — +£98/mo · £46/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 | 8.88% | +£38 | £90,913 | 9.5% | Low | Feasible |
| Housing-benefit rent | 6.51% | -£398 | £90,913 | -17.4% | Med | Feasible |
| ⭐ Council lease | 8.88% | +£98 | £90,913 | 10.0% | Low | Feasible |
| Refurb & refinance | 8.88% | +£52 | £107,758 | 8.8% | Med | Feasible |
| Short-stay let / Airbnb | 11.89% | -£35 | £90,913 | 1.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £264,308 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context257 active short-lets nearby
Short-let market context
- 257 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,247/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,247
- Scheme type:
- other
- Premium:
- +500% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
£304/night ADR
Based on 19 short-let comps nearby
Rent by the room conversion upside
-£134/mo cash flow vs Rent it out if converted to Rent by the room
12.52% Return before costs on price converted vs 8.88% as-is
As-is Rent it out
Monthly profit+£227
Return before costs on price8.88%
Cash needed£69,398
If converted to Rent by the room
Monthly profit+£93
Return before costs on price12.52%
Cash needed£85,398
Δ vs Rent it out Monthly profit-£134
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
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£40,740–£76,605full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£2,625–£4,725
- Replumb£2,100–£4,200
- Windows£5,775–£10,500
- Paint + decor£5,250–£9,450
- Flooring£7,350–£13,650
Comparables
sold within 0.5 miWide · CV 26.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingRedden Court SchoolSecondary · Academy converter · RM3 0TS
- GoodHarold Court Primary SchoolPrimary · Community school · RM3 0SH
- Not ratedHarold Wood Primary SchoolPrimary · Community school · RM3 0TH
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£20,424
Section 24 credit£0
Annual tax due£257
Post-tax Monthly profit annual£310
Exit costs
Projected sale price (5y · 2%/yr growth)£253,939
Capital gain (pre-CGT)£23,939
Sale costs (~2.5%)£6,348
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£8,626
Rates as of Oct 2024
Acquisition costs
£90,913cash neededPurchase price£230,000
Deposit (25%)£57,500
Stamp duty+5% additional-property surcharge£13,600
Refurb£13,363
Legal + survey£2,000
Mortgage fees£4,450
Total cash neededdeposit + costs (loan covers the rest)£90,913
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
• beautifully presented two bedroom apartment • perfect for first time buyers • allocated parking space • separate kitchen • 0.6 miles to harold wood station • council tax band: D
Lease Remaining: 88 years
Living Room
15'3 x 10'10. Double glazed windows to the flank and rear, textured ceiling with cornice coving, electric radiator.
Kitchen
9' x 5'10. Double glazed windows to the front, textured ceiling, matching eye and base level units with worksurfaces over, Neue oven,…
Floor plans
Nearby active comparables3 rentals · 5 deals
Comparable rentals
RM3 · same beds + typeMedian nearby: £1,700/mo · 1 of 3 already let-£2 vs our est
- Gubbins Lane, Harold Wood, Romford, R…2b£1,650/moMay 2026
- Huntingdon Drive, Harold Wood, RM32b£1,900/moMay 2026
- 13 Orchid Avenue, Harold HillLet2b£1,700/moMay 2026
Listing metazoopla · Balgores Romford
About this listing
80 days · ZooplaPrice history
5-year price trend
Monthly profit
+£38
Cash needed
£91K
Return after costs
0.51%
IRR
0.79%
Listed 80d ago
Messant Close, Harold Wood, Romford RM3
flat · 2 bed · 1 bath · 525 sqft
£230,000
est £1,702 · 8.88% gross
Leasehold 87yrEPC D
Priced below market
1 / 9
97/100
Strong
Real 8.88% — fundamentals work.
Priced below market -22% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.88% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Lease 87 yrs — extend before exit
Price
£230K
22% below sold comps
Return before costs
8.88%
est rent £1,702/monot enough comparablesRange £1,614–£1,795/mo (Q1–Q3)
Bedrooms
2
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: £1,614–£1,795/mo · n=71
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£10,022–£18,708 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £172,500 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
+£38
after mortgage, operating costs & tax
Rent in£1,702/mo gross
£1,637/mo collected · £65/mo lost to voids
Where it goes
£934Mortgage£655Costs
£38/mo left as profit · 2% of rent kept
Mortgage£934
Costs£655
Management£170
Maintenance£67
Insurance£28
CapEx reserve£85
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£17
Tax£9
Profit+£38
Returns
Return before costs on price8.88%
Cash return on cash0.51%
Gross margin£982
Cash needed£90,913
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.75
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context257 active short-lets nearby
Short-let market context
- 257 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,247/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,247
- Scheme type:
- other
- Premium:
- +500% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £20,424 | £7,859 | £11,213 | £0 | £257 | £1,096 | £1,096 |
| Year 2 | £21,037 | £8,094 | £11,213 | £0 | £329 | £1,401 | £2,497 |
| Year 3 | £21,668 | £8,337 | £11,213 | £0 | £402 | £1,716 | £4,213 |
| Year 4 | £22,318 | £8,587 | £11,213 | £0 | £478 | £2,040 | £6,253 |
| Year 5 | £22,987 | £8,845 | £11,213 | £0 | £557 | £2,373 | £8,626 |
Rent by the room upside
What we verified
2406
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining87 yr
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 26.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,243
Annual rental tax£108
CGT yr 5£0 · company level
5y net total£8,626
Acquisition costs
25% deposit£57,500
Stamp duty£13,600
Refurb£13,363
Legal + survey£2,000
Mortgage + broker£4,450
Cash needed£90,913
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
• beautifully presented two bedroom apartment • perfect for first time buyers • allocated parking space • separate kitchen • 0.6 miles to harold wood station • council tax band: D
Lease Remaining: 88 years
Living Room
15'3 x 10'10. Double glazed windows to the flank and rear, textured ceiling with cornice coving, electric radiator.
Kitchen
9' x 5'10. Double glazed windows to the front, textured ceiling, matching eye and base level units with worksurfaces over, Neue oven,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice