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Year 5 disposal
⊞ View all 15
71/ 100
Solid
Real 8.11% return before costs with manageable risks.
Why it works
- 8.11% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Service charge unknown — could swing £100-300/mo
- 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
+£65/mo
Barely breaks even each month
Price vs market
Above comparable sales
+43% vs 12 sold
Return · IRR
0.6%/yr
Modest annualised return
Cash to get in
£136K
Deposit + fees + refurb
Price £325KReturn before costs on price 8.11%5-yr return on cash 9%Rent est. £2,196 (£2,052–£2,350)
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: £2,052–£2,350/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£17,630–£32,908 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£65
after mortgage, operating costs & tax
Rent in£2,196/mo gross
£2,112/mo collected · £84/mo lost to voids
Where it goes
£1,320Mortgage£711Costs
£65/mo left as profit · 3% of rent kept
Mortgage£1,320
Costs£711
Management£220
Maintenance£67
Insurance£28
CapEx reserve£110
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£15
Profit+£65
Returns
Return before costs on price8.11%
Cash return on cash0.58%
Gross margin£1,401
Cash needed£135,656
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.60
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 | £26,352 | £8,528 | £15,844 | £0 | £376 | £1,604 | £1,604 |
| Year 2 | £27,143 | £8,784 | £15,844 | £0 | £478 | £2,037 | £3,642 |
| Year 3 | £27,957 | £9,047 | £15,844 | £0 | £583 | £2,483 | £6,125 |
| Year 4 | £28,796 | £9,319 | £15,844 | £0 | £690 | £2,943 | £9,068 |
| Year 5 | £29,659 | £9,598 | £15,844 | £0 | £801 | £3,417 | £12,484 |
Disposal gain (gross)-£23,675
CGT£0
Net Disposal proceeds£349,856
What we verified
What we verified
33063 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leaseholdleasehold
Tenure & planningleasehold
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
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
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 cohortIG1 4RE · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 9.4 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
3-bed · 1-bath · 1155 sqft · London ×1.4
£37k–£70k
£ per sqft
building cost only
£32–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£11,550–£20,790
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£16,170–£30,030
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
Price & sale history22d on marketno cuts yet
Strategy matrix
Council lease wins — +£317/mo · £252/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 | 8.11% | +£65 | £135,656 | 9.2% | Low | Feasible |
| Housing-benefit rent | 5.52% | -£582 | £135,656 | -18.3% | Med | Feasible |
| ⭐ Council lease | 8.11% | +£317 | £135,656 | 17.8% | Low | Feasible |
| Refurb & refinance | 8.11% | +£65 | £161,308 | 7.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £382,933 | 2% | Med | Feasible |
| Rent by the room | 6.65% | -£903 | £135,656 | -32.2% | — | 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:
- PSL
- 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
-£508/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 8.11% as-is
As-is Rent it out
Monthly profit+£251
Return before costs on price8.11%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit-£508
Show conversion detail
Conversion cost estimate
£67,200
Range: £58,800 – £78,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£68,460–£127,635full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£5,775–£10,395
- Replumb£4,620–£9,240
- Windows£12,705–£23,100
- Paint + decor£11,550–£20,790
- Flooring£16,170–£30,030
Comparables
sold within 0.5 miWide · CV 27.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodChristchurch Primary SchoolPrimary · Community school · IG1 4LQ
- GoodSt Aidan's Catholic Primary AcademyPrimary · Academy converter · IG1 4AS
- GoodThe Ursuline Academy IlfordSecondary · Academy converter · IG1 4JU
- Not ratedApex Secondary School for BoysNot applicable · Other independent school · IG1 4UA
- Not ratedApex Secondary School for GirlsNot applicable · Other independent school · IG1 4UA
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£26,352
Section 24 credit£0
Annual tax due£376
Post-tax Monthly profit annual£591
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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£12,484
Rates as of Oct 2024
Acquisition costs
£135,656cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+5% additional-property surcharge£22,500
Refurb£23,506
Legal + survey£2,525
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£135,656
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Key Features:
Chain Free first floor period conversion
Located in the highly desirable Commonwealth Estate
Close to Valentines Park
Spacious lounge and separate kitchen
Modern bathroom suite plus separate WC
Laminated flooring throughout
Excellent access to Ilford Elizabeth Line Station – ideal for commuters
Walking distance to Ilford town centre and local amenities
Surrounded by well regarded local schools
Superior public transport connectivity to the City and Dock…
Floor plans
Listing metazoopla · Bairstow Eves - Barkingside Sales
About this listing
22 days · ZooplaPrice history
5-year price trend
Monthly profit
+£65
Cash needed
£136K
Return after costs
0.58%
IRR
0.58%
Listed 22d ago
Coventry Road, Ilford IG1
flat · 3 bed · 1 bath
£325,000
est £2,196 · 8.11% gross
Chain freeEPC E
1 / 15
71/100
Solid
Real 8.11% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.11% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Chain free
Price
£325K
43% above sold comps
Return before costs
8.11%
est rent £2,196/monot enough comparablesRange £2,052–£2,350/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: £2,052–£2,350/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£17,630–£32,908 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£65
after mortgage, operating costs & tax
Rent in£2,196/mo gross
£2,112/mo collected · £84/mo lost to voids
Where it goes
£1,320Mortgage£711Costs
£65/mo left as profit · 3% of rent kept
Mortgage£1,320
Costs£711
Management£220
Maintenance£67
Insurance£28
CapEx reserve£110
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£15
Profit+£65
Returns
Return before costs on price8.11%
Cash return on cash0.58%
Gross margin£1,401
Cash needed£135,656
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.60
Rent-covers-mortgage check PASS · stress 6.5% (target 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:
- PSL
- 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 | £26,352 | £8,528 | £15,844 | £0 | £376 | £1,604 | £1,604 |
| Year 2 | £27,143 | £8,784 | £15,844 | £0 | £478 | £2,037 | £3,642 |
| Year 3 | £27,957 | £9,047 | £15,844 | £0 | £583 | £2,483 | £6,125 |
| Year 4 | £28,796 | £9,319 | £15,844 | £0 | £690 | £2,943 | £9,068 |
| Year 5 | £29,659 | £9,598 | £15,844 | £0 | £801 | £3,417 | £12,484 |
Rent by the room upside
What we verified
4116
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeleasehold
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 27.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,169
Annual rental tax£184
CGT yr 5£0 · company level
5y net total£12,484
Acquisition costs
25% deposit£81,250
Stamp duty£22,500
Refurb£23,506
Legal + survey£2,525
Mortgage + broker£5,875
Cash needed£135,656
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
Key Features:
Chain Free first floor period conversion
Located in the highly desirable Commonwealth Estate
Close to Valentines Park
Spacious lounge and separate kitchen
Modern bathroom suite plus separate WC
Laminated flooring throughout
Excellent access to Ilford Elizabeth Line Station – ideal for commuters
Walking distance to Ilford town centre and local amenities
Surrounded by well regarded local schools
Superior public transport connectivity to the City and Dock…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice