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Year 5 disposal
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69/ 100
Solid
7.71% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- -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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£57/mo
Barely breaks even each month
Price
£500K
No local sold comps to compare
Return · IRR
-0.1%/yr
Loses money over 5 years
Cash to get in
£207K
Deposit + fees + refurb
Return before costs on price · Rent by the room 7.71%5-yr return on cash 7%Rent est. £2,874 (£2,849–£2,899)
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: £2,849–£2,899/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £125,000
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 (£22,701–£42,375 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £375,000 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
+£57
after mortgage, operating costs & tax
Rent in£2,874/mo gross
£2,763/mo collected · £111/mo lost to voids
Where it goes
£2,031Mortgage£662Costs
£57/mo left as profit · 2% of rent kept
Mortgage£2,031
Costs£662
Management£287
Maintenance£50
Insurance£40
CapEx reserve£144
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£29
Tax£13
Profit+£57
Returns
Return before costs on price6.90%
Cash return on cash0.33%
Gross margin£2,101
Cash needed£206,668
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.36
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 | £34,488 | £7,946 | £24,375 | £0 | £412 | £1,755 | £1,755 |
| Year 2 | £35,523 | £8,184 | £24,375 | £0 | £563 | £2,401 | £4,156 |
| Year 3 | £36,588 | £8,430 | £24,375 | £0 | £719 | £3,065 | £7,221 |
| Year 4 | £37,686 | £8,682 | £24,375 | £0 | £879 | £3,749 | £10,970 |
| Year 5 | £38,817 | £8,943 | £24,375 | £0 | £1,045 | £4,454 | £15,424 |
Disposal gain (gross)-£34,929
CGT£0
Net Disposal proceeds£538,239
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable67% likely
Confidence: medium
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~2.0% within 100m (2 known HMOs) — below the 10% threshold
- local council HMO approval rate 66% (757 decisions)
- WATCH: 1 pending HMO application(s) within 100m could raise concentration before completion
- 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 licensed-HMO register published by this council — the count below reflects granted planning decisions only and materially understates actual HMO density
Rent by the room concentration nearby
≈2.0% within 100 m vs 10% policy
2 known HMOs within 100 m
1 pending HMO application nearby
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 ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 1QB · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Queen Mary · 14.1 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 1-bath · 1365 sqft · London ×1.4
£42k–£79k
£ per sqft
building cost only
£30–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£13,650–£24,570
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£19,110–£35,490
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history34d on marketno cuts yet
Strategy matrix
Council lease wins — +£385/mo · £94/mo ahead of Rent by the room
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.90% | +£57 | £206,668 | 7.5% | Low | Feasible |
| Housing-benefit rent | 5.27% | -£611 | £206,668 | -10.0% | Med | Feasible |
| ⭐ Council lease | 6.90% | +£385 | £206,668 | 14.8% | Low | Feasible |
| Refurb & refinance | 6.90% | +£80 | £243,775 | 6.9% | Med | Feasible |
| Short-stay let / Airbnb | 3.00% | -£1,641 | £206,668 | -46.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £585,275 | 3% | Med | Feasible |
| Rent by the room | 4.35% * | +£291 | £179,616 | — | — | 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) context281 active short-lets nearby
Short-let market context
- 281 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £2,194/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £2,194
- 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
£167/night ADR
Based on 52 short-let comps nearby
Rent by the room conversion upside
-£1,083/mo cash flow vs Rent it out if converted to Rent by the room
5.76% Return before costs on price converted vs 6.90% as-is
£500k → 5-bed HMO @ ~£745/room: £3,512 pcm gross, ~£2,010 pcm net (4.3% net on £555k all-in incl. ~£12k works); GDV ~£345k → refinance releases ~£-117k (~£296k left in)
medium confidence
Unlocks ~£9,633/yr extra rent
4 → 5 lettable rooms · ~5.3% 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 (4 beds + 2 reception(s)) in 94 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (0 double, 1 single); 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); adds ~£803/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.
4 → 5 bed HMO+1 single4.35% net on cost1.95% cash-on-cashuplift 6.9% → 5.27%
💷 Refinance could release ~-£116,568
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 (4 lettable rooms)
2× Double @ £805/mo1× Single @ £595/mo1× En-suite @ £1,007/mo
≈ £3,211/mo gross room income
As-is Rent it out
Monthly profit+£143
Return before costs on price6.90%
Cash needed£136,898
If converted to Rent by the room
Monthly profit-£940
Return before costs on price5.76%
Cash needed£152,898
Δ vs Rent it out Monthly profit-£1,083
+1 room (5 total)
Monthly profit+£183
Return before costs on price9.63%
Cash needed£162,898
Extra rent+£803/mo
Show conversion detail
Conversion cost estimate
£42,000
Range: £33,600 – £53,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 67% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~2.0% within 100m (2 known HMOs) — below the 10% threshold
- local council HMO approval rate 66% (757 decisions)
2 known HMOs within 100 m · ≈2.0% 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.
£77,700–£144,645full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£6,825–£12,285
- Replumb£5,460–£10,920
- Windows£15,015–£27,300
- Paint + decor£13,650–£24,570
- Flooring£19,110–£35,490
Based on 1187 HMO comps within 3.2 km
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
Borough wide
2 known HMOs within 100 m · ≈2.0% within 100 m vs 10% policy · 1 pending HMO application nearby
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedBush Hill Park Primary SchoolPrimary · Community school · EN1 1DS
- Not ratedGeorge Spicer Primary SchoolPrimary · Community school · EN1 1YF
- Not ratedKingsmead SchoolSecondary · Academy converter · EN1 1YQ
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£34,488
Section 24 credit£0
Annual tax due£412
Post-tax Monthly profit annual£429
Exit costs
Projected sale price (5y · 2%/yr growth)£552,040
Capital gain (pre-CGT)£52,040
Sale costs (~2.5%)£13,801
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£15,424
Rates as of Oct 2024
Acquisition costs
£206,668cash neededPurchase price£500,000
Deposit (25%)£125,000
Stamp duty+5% additional-property surcharge£40,000
Refurb£30,268
Legal + survey£2,900
Mortgage fees£8,500
Total cash neededdeposit + costs (loan covers the rest)£206,668
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
No onward chain.
Arthur Samuel Estate Agents are delighted to offer for sale this spacious and versatile four/three-bedroom family home, ideally positioned on Halstead Road, Enfield.
The accommodation comprises three bedrooms to the first floor with the master benefiting from built in wardrobes. To the ground floor is a generous open-plan lounge/diner, providing an excellent family and entertaining space, along with a separate kitchen and a family bathroom featuring a separ…
Floor plans
Listing metazoopla · Arthur Samuel Estate Agents
About this listing
34 days · ZooplaPrice history
5-year price trend
Monthly profit
+£57
Cash needed
£207K
Return after costs
0.33%
IRR
-0.08%
Listed 34d ago
Halstead Road, Enfield EN1
terraced · 4 bed · 1 bath
£500,000
est £2,874 · 6.90% gross
1 / 24
69/100
Solid
7.71% Rent by the room strategy — market rent unverified, verify locally.
6.90% Return before costs — around the area average for this property type.
Monthly profit +£57/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£500K
Return before costs (best)
7.71%
Rent by the room
Bedrooms
4
1 bath
Energy rating
—
Energy rating
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: £2,849–£2,899/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £125,000
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 (£22,701–£42,375 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £375,000 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
+£57
after mortgage, operating costs & tax
Rent in£2,874/mo gross
£2,763/mo collected · £111/mo lost to voids
Where it goes
£2,031Mortgage£662Costs
£57/mo left as profit · 2% of rent kept
Mortgage£2,031
Costs£662
Management£287
Maintenance£50
Insurance£40
CapEx reserve£144
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£29
Tax£13
Profit+£57
Returns
Return before costs on price6.90%
Cash return on cash0.33%
Gross margin£2,101
Cash needed£206,668
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.36
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context281 active short-lets nearby
Short-let market context
- 281 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £2,194/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £2,194
- 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 | £34,488 | £7,946 | £24,375 | £0 | £412 | £1,755 | £1,755 |
| Year 2 | £35,523 | £8,184 | £24,375 | £0 | £563 | £2,401 | £4,156 |
| Year 3 | £36,588 | £8,430 | £24,375 | £0 | £719 | £3,065 | £7,221 |
| Year 4 | £37,686 | £8,682 | £24,375 | £0 | £879 | £3,749 | £10,970 |
| Year 5 | £38,817 | £8,943 | £24,375 | £0 | £1,045 | £4,454 | £15,424 |
Rent by the room upside
What we verified
5007
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▾
EPCPostcode estimate — check the registerNot stated on the listing
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,875
Annual rental tax£160
CGT yr 5£0 · company level
5y net total£15,424
Acquisition costs
25% deposit£125,000
Stamp duty£40,000
Refurb£30,268
Legal + survey£2,900
Mortgage + broker£8,500
Cash needed£206,668
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
No onward chain.
Arthur Samuel Estate Agents are delighted to offer for sale this spacious and versatile four/three-bedroom family home, ideally positioned on Halstead Road, Enfield.
The accommodation comprises three bedrooms to the first floor with the master benefiting from built in wardrobes. To the ground floor is a generous open-plan lounge/diner, providing an excellent family and entertaining space, along with a separate kitchen and a family bathroom featuring a separ…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice