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Year 5 disposal
BMV -6%
⊞ View all 8
26/ 100
Weak
6.78% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -6% vs 12 nearby sold (last 12 mo) — instant equity
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£365/mo — significantly negative — real recurring drain
- -4.2% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£365/mo
You top up £365/mo
Price vs market
Below market value
-6% vs 12 sold · interior unseen
Return · IRR
-4.2%/yr
Loses money over 5 years
Cash left in
£95K
Stays in after refinancing at value
Price £290KCash to buy £109KReturn before costs on price 6.78%5-yr return on cash -14%Rent est. £1,639 (£1,519–£1,768)
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: £1,519–£1,768/mo · n=121
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
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 (£7,487–£13,975 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £217,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£365
after mortgage, operating costs & tax
Rent in£1,639/mo gross
£1,576/mo collected · £63/mo lost to voids
Where it goes
£1,178Mortgage£763Costs
Outgoings exceed rent — you top up £365/mo
Mortgage£1,178
Costs£763
Management£164
Maintenance£67
Insurance£28
CapEx reserve£82
Voids + council tax£8
Service charge + ground rent£294
Ltd co. accounts£104
Selective licensing£16
Tax—
Shortfall−£365
Returns
Return before costs on price6.78%
Cash return on cash-4.00%
Gross margin£813
Cash needed£109,357
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 | £19,668 | £9,153 | £14,138 | £0 | £0 | -£3,623 | -£3,623 |
| Year 2 | £20,258 | £9,428 | £14,138 | £0 | £0 | -£3,307 | -£6,930 |
| Year 3 | £20,866 | £9,711 | £14,138 | £0 | £0 | -£2,982 | -£9,912 |
| Year 4 | £21,492 | £10,002 | £14,138 | £0 | £0 | -£2,648 | -£12,560 |
| Year 5 | £22,137 | £10,302 | £14,138 | £0 | £0 | -£2,303 | -£14,863 |
Disposal gain (gross)-£9,328
CGT£0
Net Disposal proceeds£312,179
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- 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 cohortHA1 1GU · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 14.2 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 · 735 sqft · London ×1.4
£26k–£51k
£ per sqft
building cost only
£36–£70
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£7,350–£13,230
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,290–£19,110
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history28d on marketno cuts yet
Strategy matrix
Refurb & refinance wins — -£349/mo · £16/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.78% | -£365 | £109,357 | -13.6% | Low | Feasible |
| Housing-benefit rent | 4.54% | -£872 | £109,357 | -41.9% | Med | Feasible |
| Council lease | 4.54% | -£750 | £109,357 | -39.7% | Low | Feasible |
| ⭐ Refurb & refinance | 6.78% | -£349 | £127,850 | -10.8% | Med | Feasible |
| Short-stay let / Airbnb | 2.71% | -£1,374 | £109,357 | -75.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£493 | £325,500 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context532 active short-lets nearby
Short-let market context
- 532 active short-let listings in this postcode
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:
- nominee
- Premium:
- +0% premium over LHA cap
- 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
Local lettings demandby strategyLive area data
Short-stay let25% occupancy
£87/night ADR
Based on 59 short-let comps nearby
Rent by the room conversion upside
-£114/mo cash flow vs Rent it out if converted to Rent by the room
9.93% Return before costs on price converted vs 6.78% as-is
As-is Rent it out
Monthly profit-£6
Return before costs on price6.78%
Cash needed£84,398
If converted to Rent by the room
Monthly profit-£120
Return before costs on price9.93%
Cash needed£100,398
Δ vs Rent it out Monthly profit-£114
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 miWide · CV 40.5%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
- GoodMarlborough Primary SchoolPrimary · Community school · HA1 1UJ
- Not ratedAlpha Preparatory SchoolNot applicable · Other independent school · HA1 1SH
- Not ratedNorbury SchoolPrimary · Community school · HA1 1QQ
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£19,668
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,379
Exit costs
Projected sale price (5y · 2%/yr growth)£320,183
Capital gain (pre-CGT)£30,183
Sale costs (~2.5%)£8,005
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-£14,863
Rates as of Oct 2024
Acquisition costs
£109,357cash neededPurchase price£290,000
Deposit (25%)£72,500
Stamp duty+5% additional-property surcharge£19,000
Refurb£9,982
Legal + survey£2,525
Mortgage fees£5,350
Total cash neededdeposit + costs (loan covers the rest)£109,357
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary This modern apartment offers bright and spacious accommodation, featuring an open-plan living area, a well-proportioned bedroom, contemporary bathroom and a private balcony. Ideally situated in the heart of Harrow, close to shops, restaurants, leisure facilities and excellent transport links.
Description Connells are pleased to present this well-appointed one-bedroom apartment, situated on the sixth floor of the sought-after Pearson Apartments development in the hear…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
HA1 · same beds + typeMedian nearby: £1,425/mo · 17 of 20 already let-£214 vs our est
- West Court Bessborough Road, Harrow1b£1,595/moMay 2026
- Headstone Road, Harrow, Middlesex, HA1Let1b£1,725/moMay 2026
- Headstone Road, Harrow, Middlesex, HA1Let1b£1,750/moMay 2026
- The Gardens, Harrow1b£1,550/moMay 2026
- The Gardens, HarrowLet1b£1,550/moMay 2026
- Gayton Road, Harrow, HA1Let1b£1,300/moMay 2026
- Pinner Road, Trident Point, HA11b£1,550/moMay 2026
- Sheepcote Road, HarrowLet1b£1,515/moMay 2026
- Station Road, Harrow HA1Let1b£1,300/moMay 2026
- Woodlands Road, Harrow, HA1Let1b£800/moMay 2026
- Kymberley Road, Harrow, HA1Let1b£1,400/moMay 2026
- 122 Headstone Road, Harrow, HA1Let1b£1,350/moMay 2026
- Eastman Road, Harrow HA1Let1b£1,695/moMay 2026
- Hindes Road, Harrow HA1Let1b£1,400/moMay 2026
- Radnor Road, Harrow HA1Let1b£1,275/moMay 2026
- Hindes Road, Harrow HA1Let1b£1,350/moMay 2026
- Radnor Road , Harrow HA1Let1b£1,425/moMay 2026
- Nibthwaite Road, Harrow HA1Let1b£1,300/moMay 2026
- Radnor Road , Harrow HA1Let1b£1,425/moMay 2026
- Headstone Road, Harrow, HA1Let1b£1,550/moMay 2026
Listing metazoopla · Connells - Harrow
About this listing
28 days · ZooplaPrice history
5-year price trend
Monthly profit
−£365
Cash needed
£109K
Return after costs
-4.00%
IRR
-4.17%
Listed 28d ago
College Road, Harrow HA1
flat · 1 bed · 1 bath
£290,000
est £1,639 · 6.78% gross
EPC B
Priced below market
1 / 8
26/100
Marginal
6.78% — verify the rent + comps locally.
Priced below market -6% vs 12 nearby sold (last 12 mo)
Price
£290K
6% below sold comps
Return before costs
6.78%
est rent £1,639/mo121 comps within 500 mRange £1,519–£1,768/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
B
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: £1,519–£1,768/mo · n=121
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
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 (£7,487–£13,975 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £217,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£365
after mortgage, operating costs & tax
Rent in£1,639/mo gross
£1,576/mo collected · £63/mo lost to voids
Where it goes
£1,178Mortgage£763Costs
Outgoings exceed rent — you top up £365/mo
Mortgage£1,178
Costs£763
Management£164
Maintenance£67
Insurance£28
CapEx reserve£82
Voids + council tax£8
Service charge + ground rent£294
Ltd co. accounts£104
Selective licensing£16
Tax—
Shortfall−£365
Returns
Return before costs on price6.78%
Cash return on cash-4.00%
Gross margin£813
Cash needed£109,357
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) context532 active short-lets nearby
Short-let market context
- 532 active short-let listings in this postcode
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:
- nominee
- Premium:
- +0% premium over LHA cap
- 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 | £19,668 | £9,153 | £14,138 | £0 | £0 | -£3,623 | -£3,623 |
| Year 2 | £20,258 | £9,428 | £14,138 | £0 | £0 | -£3,307 | -£6,930 |
| Year 3 | £20,866 | £9,711 | £14,138 | £0 | £0 | -£2,982 | -£9,912 |
| Year 4 | £21,492 | £10,002 | £14,138 | £0 | £0 | -£2,648 | -£12,560 |
| Year 5 | £22,137 | £10,302 | £14,138 | £0 | £0 | -£2,303 | -£14,863 |
Rent by the room upside
What we verified
3406
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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£3,233/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 miWide · CV 40.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,828
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£14,863
Acquisition costs
25% deposit£72,500
Stamp duty£19,000
Refurb£9,982
Legal + survey£2,525
Mortgage + broker£5,350
Cash needed£109,357
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
Summary This modern apartment offers bright and spacious accommodation, featuring an open-plan living area, a well-proportioned bedroom, contemporary bathroom and a private balcony. Ideally situated in the heart of Harrow, close to shops, restaurants, leisure facilities and excellent transport links.
Description Connells are pleased to present this well-appointed one-bedroom apartment, situated on the sixth floor of the sought-after Pearson Apartments development in the hear…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice