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Year 5 disposal
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Weak
5.71% Guaranteed council rent return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£599/mo — heavily negative — needs monthly capital injection
- -3.5% 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
−£599/mo
You top up £599/mo
Price vs market
Above comparable sales
+4% vs 12 sold
Return · IRR
-3.5%/yr
Loses money over 5 years
Cash to get in
£265K
Deposit + fees + refurb
Price £660KReturn before costs on price · Guaranteed council rent 5.71%5-yr return on cash -8%Rent est. £2,817 (£2,802–£2,832)
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: £2,802–£2,832/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £165,000
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 £495,000 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
-£599
after mortgage, operating costs & tax
Rent in£2,817/mo gross
£2,709/mo collected · £108/mo lost to voids
Where it goes
£2,681Mortgage£626Costs
Outgoings exceed rent — you top up £599/mo
Mortgage£2,681
Costs£626
Management£282
Maintenance£50
Insurance£40
CapEx reserve£141
Voids + council tax£10
Ltd co. accounts£104
Tax—
Shortfall−£599
Returns
Return before costs on price5.12%
Cash return on cash-2.71%
Gross margin£2,082
Cash needed£265,068
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
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 | £33,804 | £7,518 | £32,175 | £0 | £0 | -£5,889 | -£5,889 |
| Year 2 | £34,818 | £7,743 | £32,175 | £0 | £0 | -£5,100 | -£10,989 |
| Year 3 | £35,863 | £7,975 | £32,175 | £0 | £0 | -£4,288 | -£15,276 |
| Year 4 | £36,939 | £8,215 | £32,175 | £0 | £0 | -£3,451 | -£18,728 |
| Year 5 | £38,047 | £8,461 | £32,175 | £0 | £0 | -£2,589 | -£21,317 |
Disposal gain (gross)-£38,692
CGT£0
Net Disposal proceeds£710,476
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
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 cohortIG1 3QL · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Queen Mary · 8.9 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 · 2-bath · 1365 sqft · London ×1.4
£46k–£87k
£ per sqft
building cost only
£34–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- 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 history22d on marketno cuts yet
Strategy matrix
Council lease wins — -£199/mo · £400/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 | 5.12% | -£599 | £265,068 | -8.0% | Low | Feasible |
| Housing-benefit rent | 3.26% | -£1,543 | £265,068 | -30.0% | Med | Feasible |
| ⭐ Council lease | 5.12% | -£199 | £265,068 | -1.2% | Low | Feasible |
| Refurb & refinance | 5.12% | -£599 | £310,175 | -6.9% | Med | Feasible |
| Short-stay let / Airbnb | 3.24% | -£2,009 | £265,068 | -44.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £761,275 | 4% | Med | Feasible |
| Rent by the room | 5.48% | -£2,590 | £299,068 | -46.8% | — | Feasible |
Short-let (SA) context255 active short-lets nearby
Short-let market context
- 255 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,795/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,795
- 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
Local lettings demandby strategyLive area data
Short-stay let25% occupancy
£238/night ADR
Based on 22 short-let comps nearby
Rent by the room conversion upside
-£1,070/mo cash flow vs Rent it out if converted to Rent by the room
4.36% Return before costs on price converted vs 5.12% as-is
Room mix (4 lettable rooms)
2× Double @ £761/mo1× Single @ £578/mo1× En-suite @ £915/mo
≈ £3,015/mo gross room income
As-is Rent it out
Monthly profit-£495
Return before costs on price5.12%
Cash needed£176,898
If converted to Rent by the room
Monthly profit-£1,565
Return before costs on price4.36%
Cash needed£192,898
Δ vs Rent it out Monthly profit-£1,070
Show conversion detail
Conversion cost estimate
£36,400
Range: £28,000 – £47,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£84,900–£157,845full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- 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 4319 HMO comps within 2.3 km
Comparables
sold within 0.5 miWide · CV 18.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedApex Primary SchoolNot applicable · Other independent school · IG1 3BG
- Not ratedRead Academy EducationNot applicable · Other independent school · IG1 3BD
- Not ratedCranbrook Primary SchoolPrimary · Community school · IG1 3PS
- Not ratedHighlands Primary SchoolPrimary · Community school · IG1 3LE
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£33,804
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,189
Exit costs
Projected sale price (5y · 2%/yr growth)£728,693
Capital gain (pre-CGT)£68,693
Sale costs (~2.5%)£18,217
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-£21,317
Rates as of Oct 2024
Acquisition costs
£265,068cash neededPurchase price£660,000
Deposit (25%)£165,000
Stamp duty+5% additional-property surcharge£56,000
Refurb£30,268
Legal + survey£2,900
Mortgage fees£10,900
Total cash neededdeposit + costs (loan covers the rest)£265,068
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Chain free - ready for immeadiate occupation ! Reeds Rains Estate Agents Ilford are delighted pleased to present this exceptional four-bedroom, mid-terraced family residence, which is ideally situated just off the highly sought-after Beehive Lane. The property is offered to the market with the distinct advantage of having no onward chain. This well-maintained home features spacious and versatile accommodation that is perfectly suited to the requirements of a growing family. T…
Floor plans
Nearby active comparables6 rentals · 5 deals
Comparable rentals
IG1 · same beds + typeMedian nearby: £2,625/mo · 5 of 6 already let-£192 vs our est
- South Park Road, Ilford, Redbridge, E…Let4b£2,650/moMay 2026
- Windsor Road, Ilford, IG1Let4b£2,800/moMay 2026
- Britannia Road, Redbridge, Ilford, Es…Let4b£2,600/moMay 2026
- Stanley Road, Ilford, London, IG1Let4b£2,500/moMay 2026
- Henley Road, Ilford, London, IG14b£2,680/moDec 2025
- cedar close , ilford IG1Let4b£2,500/moMay 2026
Listing metazoopla · Reeds Rains - Ilford
About this listing
22 days · ZooplaPrice history
5-year price trend
Monthly profit
−£599
Cash needed
£265K
Return after costs
-2.71%
IRR
-3.45%
Listed 22d ago
St. Edmunds Road, Ilford IG1
terraced · 4 bed · 2 bath
£660,000
est £2,817 · 5.12% gross
Chain freeEPC D
1 / 15
0/100
Marginal
5.71% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£660K
4% above sold comps
Return before costs (best)
5.71%
Council
Bedrooms
4
2 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: £2,802–£2,832/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £165,000
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 £495,000 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
-£599
after mortgage, operating costs & tax
Rent in£2,817/mo gross
£2,709/mo collected · £108/mo lost to voids
Where it goes
£2,681Mortgage£626Costs
Outgoings exceed rent — you top up £599/mo
Mortgage£2,681
Costs£626
Management£282
Maintenance£50
Insurance£40
CapEx reserve£141
Voids + council tax£10
Ltd co. accounts£104
Tax—
Shortfall−£599
Returns
Return before costs on price5.12%
Cash return on cash-2.71%
Gross margin£2,082
Cash needed£265,068
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context255 active short-lets nearby
Short-let market context
- 255 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,795/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,795
- 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 | £33,804 | £7,518 | £32,175 | £0 | £0 | -£5,889 | -£5,889 |
| Year 2 | £34,818 | £7,743 | £32,175 | £0 | £0 | -£5,100 | -£10,989 |
| Year 3 | £35,863 | £7,975 | £32,175 | £0 | £0 | -£4,288 | -£15,276 |
| Year 4 | £36,939 | £8,215 | £32,175 | £0 | £0 | -£3,451 | -£18,728 |
| Year 5 | £38,047 | £8,461 | £32,175 | £0 | £0 | -£2,589 | -£21,317 |
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 18.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£6,435
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£21,317
Acquisition costs
25% deposit£165,000
Stamp duty£56,000
Refurb£30,268
Legal + survey£2,900
Mortgage + broker£10,900
Cash needed£265,068
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
Chain free - ready for immeadiate occupation ! Reeds Rains Estate Agents Ilford are delighted pleased to present this exceptional four-bedroom, mid-terraced family residence, which is ideally situated just off the highly sought-after Beehive Lane. The property is offered to the market with the distinct advantage of having no onward chain. This well-maintained home features spacious and versatile accommodation that is perfectly suited to the requirements of a growing family. T…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice