Skip to main contenthow this is calculated →
Year 5 disposal
BMV -14%
⊞ View all 23
36/ 100
Weak
7.13% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -14% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£11/mo — mildly negative — equity build may cover
- -0.1% 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
−£11/mo
You top up £11/mo
Price vs market
Below market value
-14% vs 12 sold · interior unseen
Return · IRR
-0.1%/yr
Loses money over 5 years
Cash left in
£135K
Stays in after refinancing at value
Price £410KCash to buy £186KReturn before costs on price · Rent by the room 7.13%5-yr return on cash 5%Rent est. £2,315 (£2,192–£2,445)
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: £2,192–£2,445/mo · n=34
Financing
DepositYour cash in — the rest is the mortgage25% · £102,500
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 (£32,207–£60,119 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £307,500 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£11
after mortgage, operating costs & tax
Rent in£2,315/mo gross
£2,226/mo collected · £89/mo lost to voids
Where it goes
£1,666Mortgage£571Costs
Outgoings exceed rent — you top up £11/mo
Mortgage£1,666
Costs£571
Management£232
Maintenance£50
Insurance£40
CapEx reserve£116
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£23
Tax—
Shortfall−£11
Returns
Return before costs on price6.78%
Cash return on cash-0.07%
Gross margin£1,655
Cash needed£185,742
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
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 | £27,780 | £6,857 | £19,988 | £0 | £178 | £758 | £758 |
| Year 2 | £28,613 | £7,063 | £19,988 | £0 | £297 | £1,266 | £2,024 |
| Year 3 | £29,472 | £7,275 | £19,988 | £0 | £420 | £1,790 | £3,813 |
| Year 4 | £30,356 | £7,493 | £19,988 | £0 | £546 | £2,330 | £6,143 |
| Year 5 | £31,267 | £7,718 | £19,988 | £0 | £677 | £2,885 | £9,028 |
Disposal gain (gross)-£44,736
CGT£0
Net Disposal proceeds£441,356
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 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
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 cohortEN1 4BN · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Queen Mary · 15.3 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 · 1-bath · 931 sqft · London ×1.4
£31k–£60k
£ per sqft
building cost only
£33–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£9,310–£16,758
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,034–£24,206
Guide rates · UK May 2026
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 history53d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£624/mo · £368/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 | 6.78% | -£11 | £185,742 | 4.9% | Low | Feasible |
| Housing-benefit rent | 4.95% | -£618 | £185,742 | -13.4% | Med | Feasible |
| Council lease | 6.78% | +£256 | £185,742 | 11.5% | Low | Feasible |
| Refurb & refinance | 6.78% | +£10 | £223,419 | 4.6% | Med | Feasible |
| Short-stay let / Airbnb | 3.28% | -£1,323 | £185,742 | -41.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £503,269 | -1% | Med | Feasible |
| ⭐ Rent by the room | 5.15% * | +£624 | £166,116 | — | — | 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) context294 active short-lets nearby
Short-let market context
- 294 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 let25% occupancy
£150/night ADR
Based on 29 short-let comps nearby
Rent by the room conversion upside
-£649/mo cash flow vs Rent it out if converted to Rent by the room
7.02% Return before costs on price converted vs 6.78% as-is
£410k → 5-bed HMO @ ~£760/room: £3,553 pcm gross, ~£2,034 pcm net (5.2% net on £474k all-in incl. ~£30k works); GDV ~£349k → refinance releases ~£-46k (~£212k left in)
medium confidence
Unlocks ~£19,480/yr extra rent
3 → 5 lettable rooms · ~6.2% 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 6 habitable rooms (3 beds + 3 reception(s)) in 86 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (1 double, 0 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Enfield adopted standard (6.51/10.22 m²; Enfield HMO Minimum Standards (council PDF, hmo-minimum-standards-housing); mandatory fee per Enfield HMO licensing pages 2025); 1 room size(s) not printed on the plan — counted but unverified vs the standard; adds ~£1,623/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 5 bed HMO+1 double, +1 single5.15% net on cost4.51% cash-on-cashuplift 6.78% → 6.21%
💷 Refinance could release ~-£46,024
HMO licence
Sized to Enfield'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 @ £795/mo1× Single @ £604/mo1× En-suite @ £1,035/mo
≈ £2,435/mo gross room income
As-is Rent it out
Monthly profit+£60
Return before costs on price6.78%
Cash needed£114,398
If converted to Rent by the room
Monthly profit-£589
Return before costs on price7.02%
Cash needed£130,398
Δ vs Rent it out Monthly profit-£649
+2 rooms (5 total)
Monthly profit+£494
Return before costs on price11.88%
Cash needed£150,398
Extra rent+£1,623/mo
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.
£58,604–£109,491full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£4,655–£8,379
- Replumb£3,724–£7,448
- Windows£10,241–£18,620
- Paint + decor£9,310–£16,758
- Flooring£13,034–£24,206
Based on 575 HMO comps within 3.1 km
Comparables
sold within 0.5 miWide · CV 15.6%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£27,780
Section 24 credit£0
Annual tax due£178
Post-tax Monthly profit annual-£311
Exit costs
Projected sale price (5y · 2%/yr growth)£452,673
Capital gain (pre-CGT)£42,673
Sale costs (~2.5%)£11,317
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£9,028
Rates as of Oct 2024
Acquisition costs
£185,742cash neededPurchase price£410,000
Deposit (25%)£102,500
Stamp duty+5% additional-property surcharge£31,000
Refurb£42,942
Legal + survey£2,150
Mortgage fees£7,150
Total cash neededdeposit + costs (loan covers the rest)£185,742
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A three-bedroom terraced family home requiring modernisation throughout, offering fantastic scope to create a wonderful long-term home. The first floor comprises three well-proportioned bedrooms and a family bathroom, while the ground floor benefits from a spacious through lounge/dining room and a separate kitchen.
Externally, the property offers a patio garden with rear access and a garage located at the rear of the garden.
Ideally situated close to local shops, schools an…
Floor plans
Nearby active comparables9 rentals · 5 deals
Comparable rentals
EN1 · same beds + typeMedian nearby: £2,450/mo · 6 of 9 already let+£135 vs our est
- Trinity Avenue, Bush Hill Park, Enfie…3b£2,600/moMay 2026
- Pembroke Avenue, Enfield EN1Let3b£2,400/moMay 2026
- Trinity Avenue, Bush Hill Park, Enfie…Let3b£2,600/moMay 2026
- James Street, Enfield3b£2,150/moMay 2026
- Lincoln Road, London, EN13b£2,350/moMay 2026
- Haileybury Avenue, Enfield, EN1Let3b£2,350/moMay 2026
- Millais Road, Enfield, EN1Let3b£2,450/moApr 2026
- Edenbridge Road, Enfield, EN1Let3b£2,600/moApr 2026
- Edenbridge Road, Enfield, EN1Let3b£2,600/moMay 2026
Listing metazoopla · Castles - Enfield
About this listing
53 days · ZooplaPrice history
5-year price trend
Monthly profit
−£11
Cash needed
£186K
Return after costs
-0.07%
IRR
-0.13%
Listed 53d ago
Baynes Close, Enfield EN1
terraced · 3 bed · 1 bath · 931 sqft
£410,000
est £2,315 · 6.78% gross
EPC D
Priced below market
1 / 23
36/100
Marginal
7.13% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -14% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£410K
14% below sold comps
Return before costs (best)
7.13%
Rent by the room
Bedrooms
3
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: £2,192–£2,445/mo · n=34
Financing
DepositYour cash in — the rest is the mortgage25% · £102,500
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 (£32,207–£60,119 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £307,500 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£11
after mortgage, operating costs & tax
Rent in£2,315/mo gross
£2,226/mo collected · £89/mo lost to voids
Where it goes
£1,666Mortgage£571Costs
Outgoings exceed rent — you top up £11/mo
Mortgage£1,666
Costs£571
Management£232
Maintenance£50
Insurance£40
CapEx reserve£116
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£23
Tax—
Shortfall−£11
Returns
Return before costs on price6.78%
Cash return on cash-0.07%
Gross margin£1,655
Cash needed£185,742
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context294 active short-lets nearby
Short-let market context
- 294 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 | £27,780 | £6,857 | £19,988 | £0 | £178 | £758 | £758 |
| Year 2 | £28,613 | £7,063 | £19,988 | £0 | £297 | £1,266 | £2,024 |
| Year 3 | £29,472 | £7,275 | £19,988 | £0 | £420 | £1,790 | £3,813 |
| Year 4 | £30,356 | £7,493 | £19,988 | £0 | £546 | £2,330 | £6,143 |
| Year 5 | £31,267 | £7,718 | £19,988 | £0 | £677 | £2,885 | £9,028 |
Rent by the room upside
What we verified
5106
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▾
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 15.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,998
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£9,028
Acquisition costs
25% deposit£102,500
Stamp duty£31,000
Refurb£42,942
Legal + survey£2,150
Mortgage + broker£7,150
Cash needed£185,742
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
A three-bedroom terraced family home requiring modernisation throughout, offering fantastic scope to create a wonderful long-term home. The first floor comprises three well-proportioned bedrooms and a family bathroom, while the ground floor benefits from a spacious through lounge/dining room and a separate kitchen.
Externally, the property offers a patio garden with rear access and a garage located at the rear of the garden.
Ideally situated close to local shops, schools an…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice