Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 11
0/ 100
Weak
5.97% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Monthly profit −£250/mo — significantly negative — real recurring drain
- -2.0% 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
−£250/mo
You top up £250/mo
Price vs market
Above comparable sales
+5% vs 12 sold
Return · IRR
-2.0%/yr
Loses money over 5 years
Cash to get in
£172K
Deposit + fees + refurb
Price £425KReturn before costs on price 5.97%5-yr return on cash -3%Rent est. £2,116 (£1,962–£2,282)
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: £1,962–£2,282/mo · n=38
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£17,543–£32,746 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£250
after mortgage, operating costs & tax
Rent in£2,116/mo gross
£2,035/mo collected · £81/mo lost to voids
Where it goes
£1,727Mortgage£558Costs
Outgoings exceed rent — you top up £250/mo
Mortgage£1,727
Costs£558
Management£212
Maintenance£67
Insurance£40
CapEx reserve£106
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£21
Tax—
Shortfall−£250
Returns
Return before costs on price5.97%
Cash return on cash-1.75%
Gross margin£1,477
Cash needed£171,665
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.18
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 | £25,392 | £6,696 | £20,719 | £0 | £0 | -£2,023 | -£2,023 |
| Year 2 | £26,154 | £6,897 | £20,719 | £0 | £0 | -£1,462 | -£3,484 |
| Year 3 | £26,938 | £7,104 | £20,719 | £0 | £0 | -£884 | -£4,368 |
| Year 4 | £27,747 | £7,317 | £20,719 | £0 | £0 | -£289 | -£4,657 |
| Year 5 | £28,579 | £7,536 | £20,719 | £0 | £62 | £262 | -£4,395 |
Disposal gain (gross)-£25,537
CGT£0
Net Disposal proceeds£457,503
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
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 covering designated wards
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
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 cohortRM3 7AD · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Queen Mary · 19 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 · 1044 sqft · London ×1.4
£34k–£65k
£ per sqft
building cost only
£32–£62
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£10,440–£18,792
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,616–£27,144
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 history35d on marketno cuts yet
Strategy matrix
Council lease wins — -£160/mo · £69/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 | 5.97% | -£250 | £171,665 | -2.6% | Low | Feasible |
| Housing-benefit rent | 4.22% | -£843 | £171,665 | -23.3% | Med | Feasible |
| ⭐ Council lease | 5.97% | -£160 | £171,665 | -2.3% | Low | Feasible |
| Refurb & refinance | 5.97% | -£229 | £202,271 | -1.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £492,396 | 4% | Med | Feasible |
| Rent by the room | 5.08% | -£1,185 | £171,665 | -35.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,496/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,496
- 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
Rent by the room conversion upside
-£502/mo cash flow vs Rent it out if converted to Rent by the room
6.78% Return before costs on price converted vs 5.97% as-is
As-is Rent it out
Monthly profit-£146
Return before costs on price5.97%
Cash needed£118,148
If converted to Rent by the room
Monthly profit-£647
Return before costs on price6.78%
Cash needed£134,148
Δ vs Rent it out Monthly profit-£502
Show conversion detail
Conversion cost estimate
£67,200
Range: £58,800 – £78,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£63,576–£118,644full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£5,220–£9,396
- Replumb£4,176–£8,352
- Windows£11,484–£20,880
- Paint + decor£10,440–£18,792
- Flooring£14,616–£27,144
Comparables
sold within 0.5 miWide · CV 20.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodSt Ursula's Catholic Primary SchoolPrimary · Voluntary aided school · RM3 7JS
- Not ratedKoru Independent AP AcademyNot applicable · Other independent school · RM3 7SU
- Not ratedHilldene Primary SchoolPrimary · Community school · RM3 7DU
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£25,392
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,999
Exit costs
Projected sale price (5y · 2%/yr growth)£469,234
Capital gain (pre-CGT)£44,234
Sale costs (~2.5%)£11,731
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-£4,395
Rates as of Oct 2024
Acquisition costs
£171,665cash neededPurchase price£425,000
Deposit (25%)£106,250
Stamp duty+5% additional-property surcharge£32,500
Refurb£23,390
Legal + survey£2,150
Mortgage fees£7,375
Total cash neededdeposit + costs (loan covers the rest)£171,665
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
* Guide Price £450,000 - £475,000 *
• three bedroom semi detached chalet bungalow • extended to the rear • ground floor study • separate kitchen • 22'5 X 9'9 living room • ground floor bathroom • driveway for multiple vehicles • close to major road links including the A12 and M25 • council tax band: D
Hallway
Stairs to the first floor, radiator, doors to accommodation, tiled floor.
Living Room
22'5 x 9'9. Double glazed window to the rear, textured ceiling, two radiators,…
Floor plans
Nearby active comparables15 rentals
Comparable rentals
RM3 · same beds + typeMedian nearby: £2,500/mo · 15 of 15 already let+£384 vs our est
- Chippenham Road, Romford, RM3Let3b£2,275/moMay 2026
- Chippenham Road, Romford, RM3Let3b£2,275/moMay 2026
- Athelstan Road, Romford, RM3Let3b£2,400/moMay 2026
- Montgomery Crescent, Romford, RM3Let3b£1,895/moMay 2026
- Rose Cottage, Noak Hill Road, RomfordLet3b£2,400/moMay 2026
- Godwin Terrace, Romford, RM3Let3b£2,900/moMay 2026
- Elderberry Close, Romford, RM3Let3b£2,600/moMay 2026
- Elderberry Close, Kings Park, Romford…Let3b£2,500/moMay 2026
- Charlock Close, Romford, London, RM3Let3b£2,500/moMay 2026
- Montgomery Crescent, Romford, RM3Let3b£1,895/moMay 2026
- Athelstan Road, Romford, RM3Let3b£2,400/moMay 2026
- Shepherds Hill, Romford, RM3Let3b£2,500/moMay 2026
- Shepherds Hill, Romford, RM3Let3b£2,500/moMay 2026
- Shepherds Hill, Romford, RM3Let3b£2,500/moJun 2025
- Shepherds Hill, Romford, RM3Let3b£2,500/moJun 2025
Other deals nearby
RM3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Balgores Romford
About this listing
35 days · ZooplaPrice history
5-year price trend
Monthly profit
−£250
Cash needed
£172K
Return after costs
-1.75%
IRR
-1.99%
Listed 35d ago
Tennyson Road, Harold Hill RM3
semi-detached · 3 bed · 1 bath · 1,044 sqft
£425,000
est £2,116 · 5.97% gross
EPC E
1 / 11
0/100
Marginal
5.97% — verify the rent + comps locally.
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£425K
5% above sold comps
Return before costs
5.97%
est rent £2,116/monot enough comparablesRange £1,962–£2,282/mo (Q1–Q3)
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: £1,962–£2,282/mo · n=38
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£17,543–£32,746 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£250
after mortgage, operating costs & tax
Rent in£2,116/mo gross
£2,035/mo collected · £81/mo lost to voids
Where it goes
£1,727Mortgage£558Costs
Outgoings exceed rent — you top up £250/mo
Mortgage£1,727
Costs£558
Management£212
Maintenance£67
Insurance£40
CapEx reserve£106
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£21
Tax—
Shortfall−£250
Returns
Return before costs on price5.97%
Cash return on cash-1.75%
Gross margin£1,477
Cash needed£171,665
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.18
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,496/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,496
- 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 | £25,392 | £6,696 | £20,719 | £0 | £0 | -£2,023 | -£2,023 |
| Year 2 | £26,154 | £6,897 | £20,719 | £0 | £0 | -£1,462 | -£3,484 |
| Year 3 | £26,938 | £7,104 | £20,719 | £0 | £0 | -£884 | -£4,368 |
| Year 4 | £27,747 | £7,317 | £20,719 | £0 | £0 | -£289 | -£4,657 |
| Year 5 | £28,579 | £7,536 | £20,719 | £0 | £62 | £262 | -£4,395 |
Rent by the room upside
What we verified
5016
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~£6,000–£12,000 to upgrade to CE
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 20.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,144
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,395
Acquisition costs
25% deposit£106,250
Stamp duty£32,500
Refurb£23,390
Legal + survey£2,150
Mortgage + broker£7,375
Cash needed£171,665
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
* Guide Price £450,000 - £475,000 *
• three bedroom semi detached chalet bungalow • extended to the rear • ground floor study • separate kitchen • 22'5 X 9'9 living room • ground floor bathroom • driveway for multiple vehicles • close to major road links including the A12 and M25 • council tax band: D
Hallway
Stairs to the first floor, radiator, doors to accommodation, tiled floor.
Living Room
22'5 x 9'9. Double glazed window to the rear, textured ceiling, two radiators,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice