6.63% Guaranteed council rent return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
EPC D — must hit C by 2030 (~£3,000–£7,000)
Monthly profit −£343/mo — significantly negative — real recurring drain
-2.4% 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
−£343/mo
You top up £343/mo
Price vs market
Above comparable sales
+12% vs 12 sold
Return · IRR
-2.4%/yr
Loses money over 5 years
Cash to get in
£229K
Deposit + fees + refurb
Price £569KReturn before costson price · Guaranteed council rent6.63%5-yr return on cash -3%Rent est. £2,697 (£2,550–£2,852)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £2,550–£2,852/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £142,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£20,513–£38,291 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £426,750 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
Total cash neededdeposit + costs (loan covers the rest)£228,936
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
MAK Property Services are delighted to present this beautifully maintained four-bedroom semi-detached house in the heart of Ilford.
This spacious and well-presented family home offers generous living accommodation throughout and is situated in a highly sought-after location, close to local shops, schools, parks, and excellent transport links. The property is ideal for families looking for comfort, convenience, and modern living.
Driveway
EPC band D
double glazed
ilford lane
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£569K
12% above sold comps
Return before costs (best)
6.63%
Council
Bedrooms
4
3 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
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £2,550–£2,852/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £142,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£20,513–£38,291 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £426,750 loan + £1,000 booking fee
Short-let (SA) context276 active short-lets nearby
Short-let market context
Local nightly-rate and occupancy benchmarks for this postcode.
276 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,795/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Outer North East London
LHA monthly cap:
£1,795
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
£32,364
£7,496
£27,739
£0
£0
-£2,870
-£2,870
Year 2
£33,335
£7,720
£27,739
£0
£0
-£2,124
-£4,995
Year 3
£34,335
£7,952
£27,739
£0
£0
-£1,356
-£6,351
Year 4
£35,365
£8,191
£27,739
£0
£0
-£564
-£6,915
Year 5
£36,426
£8,436
£27,739
£0
£48
£203
-£6,712
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)4 bd
Conversion£34,000
If converted
Gross / mo£3,038
Gross Rent by the room yield6.41%
What we verified
12 total
5106
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Wide · CV 29.4%Med confidence
Loading nearby sold…
Location & transport
Score 90/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,548
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,712
Acquisition costs
£229K
25% deposit£142,250
Stamp duty£46,900
Refurb£27,351
Legal + survey£2,900
Mortgage + broker£9,535
Cash needed£228,936
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
MAK Property Services are delighted to present this beautifully maintained four-bedroom semi-detached house in the heart of Ilford.
This spacious and well-presented family home offers generous living accommodation throughout and is situated in a highly sought-after location, close to local shops, schools, parks, and excellent transport links. The property is ideal for families looking for comfort, convenience, and modern living.
Driveway
EPC band D
double glazed
ilford lane