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Year 5 disposal
⊞ View all 9
15/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Monthly profit +£503/mo from completion — the no.1 reason to invest
- 15.4% 5y IRR — strong total return on capital
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (119 yrs) — no short-lease drag
Why to be cautious
- 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
+£503/mo
Pays you every month, net of costs
Price
£78K
No local sold comps to compare
Return · IRR
15.4%/yr
Strong annualised return
Cash to get in
£42K
Deposit + fees + refurb
5-yr return on cash 87%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
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: £1,400–£1,595/mo · n=3
Financing
DepositYour cash in — the rest is the mortgage25% · £19,375
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 (£10,616–£19,817 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £58,125 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
+£503
after mortgage, operating costs & tax
Rent in£1,595/mo gross
£1,534/mo collected · £61/mo lost to voids
Where it goes
£315Mortgage£598Costs£503Your profit
£503/mo left as profit · 33% of rent kept
Mortgage£315
Costs£598
Management£160
Maintenance£67
Insurance£20
CapEx reserve£80
Voids + council tax£7
Service charge + ground rent£147
Ltd co. accounts£104
Selective licensing£14
Tax£118
Profit+£503
Returns
Return before costs on price24.70%
Cash return on cash14.51%
Gross margin£935
Cash needed£41,568
Monthly profit payback6y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress4.87
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 | £7,180 | £3,778 | £0 | £1,555 | £6,627 | £6,627 |
| Year 2 | £19,714 | £7,395 | £3,778 | £0 | £1,623 | £6,918 | £13,545 |
| Year 3 | £20,306 | £7,617 | £3,778 | £0 | £1,693 | £7,217 | £20,762 |
| Year 4 | £20,915 | £7,846 | £3,778 | £0 | £1,765 | £7,526 | £28,288 |
| Year 5 | £21,542 | £8,081 | £3,778 | £0 | £1,840 | £7,843 | £36,131 |
Disposal gain (gross)-£14,103
CGT£0
Net Disposal proceeds£83,427
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold119 yr
Tenure & planning119 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
MEES 2030 compliance
C required for new tenancies
PASS
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 1HJ · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 9.2 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 · 566 sqft · London ×1.4
£22k–£44k
£ per sqft
building cost only
£40–£77
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£5,660–£10,188
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,924–£14,716
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history53d on marketno cuts yet
Strategy matrix
Council lease wins — +£687/mo · £173/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 | 24.70% | +£503 | £41,568 | 86.9% | Low | Feasible |
| Housing-benefit rent | 16.99% | +£122 | £41,568 | 31.4% | Med | Feasible |
| ⭐ Council lease | 24.70% | +£687 | £41,568 | 107.6% | Low | Feasible |
| Refurb & refinance | 24.70% | +£514 | £51,105 | 72.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£338 | £103,192 | -10% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA North West London · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North West London
- LHA monthly cap:
- £1,097
- 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
Rent by the room conversion upside
-£64/mo cash flow vs Rent it out if converted to Rent by the room
37.16% Return before costs on price converted vs 24.70% as-is
As-is Rent it out
Monthly profit+£639
Return before costs on price24.70%
Cash needed£31,273
If converted to Rent by the room
Monthly profit+£575
Return before costs on price37.16%
Cash needed£47,273
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£1,555
Post-tax Monthly profit annual£5,891
Exit costs
Projected sale price (5y · 2%/yr growth)£85,566
Capital gain (pre-CGT)£8,066
Sale costs (~2.5%)£2,139
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£36,131
Rates as of Oct 2024
Acquisition costs
£41,568cash neededPurchase price£77,500
Deposit (25%)£19,375
Stamp duty+5% additional-property surcharge£3,875
Refurb£14,155
Legal + survey£2,000
Mortgage fees£2,163
Total cash neededdeposit + costs (loan covers the rest)£41,568
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Shared ownership (Advertised price represents 25% share. Full market value £310,000). A well-proportioned and well-presented apartment on the third floor of this modern development. The property has a twenty-two-foot reception room with attractive flooring and a semi-open-plan kitchen area featuring sleek, grey units and integrated appliances. A door leads from the living area out onto a good-sized balcony. There is a spacious bedroom, with fitted wardrobe, and a stylish, hig…
Floor plans
Nearby active comparables3 rentals · 5 deals
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
Listing metazoopla · Urban Moves
About this listing
53 days · ZooplaPrice history
5-year price trend
Monthly profit
+£503
Cash needed
£42K
Return after costs
14.51%
IRR
15.35%
Listed 53d ago
Waterfront Heights, 152A Mount Pleasant, Wembley HA0
flat · 1 bed · 1 bath · 566 sqft
£77,500
est £1,595
Leasehold 119yrEPC B
1 / 9
15/100
Marginal
No rent data — verify locally before offering.
Monthly profit +£503/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
Price
£78K
Return before costs
—
est rent £1,595/monot enough comparablesRange £1,400–£1,595/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
B
Energy rating
Deal flags1 issue
Shared ownership
Restricted resale; staircasing required
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: £1,400–£1,595/mo · n=3
Financing
DepositYour cash in — the rest is the mortgage25% · £19,375
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 (£10,616–£19,817 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £58,125 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
+£503
after mortgage, operating costs & tax
Rent in£1,595/mo gross
£1,534/mo collected · £61/mo lost to voids
Where it goes
£315Mortgage£598Costs£503Your profit
£503/mo left as profit · 33% of rent kept
Mortgage£315
Costs£598
Management£160
Maintenance£67
Insurance£20
CapEx reserve£80
Voids + council tax£7
Service charge + ground rent£147
Ltd co. accounts£104
Selective licensing£14
Tax£118
Profit+£503
Returns
Return before costs on price24.70%
Cash return on cash14.51%
Gross margin£935
Cash needed£41,568
Monthly profit payback6y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress4.87
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA North West London · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North West London
- LHA monthly cap:
- £1,097
- 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 | £19,140 | £7,180 | £3,778 | £0 | £1,555 | £6,627 | £6,627 |
| Year 2 | £19,714 | £7,395 | £3,778 | £0 | £1,623 | £6,918 | £13,545 |
| Year 3 | £20,306 | £7,617 | £3,778 | £0 | £1,693 | £7,217 | £20,762 |
| Year 4 | £20,915 | £7,846 | £3,778 | £0 | £1,765 | £7,526 | £28,288 |
| Year 5 | £21,542 | £8,081 | £3,778 | £0 | £1,840 | £7,843 | £36,131 |
Rent by the room upside
What we verified
5206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining119 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£1,458.6/yr
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£756
Annual rental tax£1,415
CGT yr 5£0 · company level
5y net total£36,131
Acquisition costs
25% deposit£19,375
Stamp duty£3,875
Refurb£14,155
Legal + survey£2,000
Mortgage + broker£2,163
Cash needed£41,568
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
Shared ownership (Advertised price represents 25% share. Full market value £310,000). A well-proportioned and well-presented apartment on the third floor of this modern development. The property has a twenty-two-foot reception room with attractive flooring and a semi-open-plan kitchen area featuring sleek, grey units and integrated appliances. A door leads from the living area out onto a good-sized balcony. There is a spacious bedroom, with fitted wardrobe, and a stylish, hig…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice