Skip to main contenthow this is calculated →
Year 5 disposal
BMV -18%
⊞ View all 12
97/ 100
Strong
Strong investment fundamentals.
Why it works
- 8.90% return before costs — above-market
- Priced below market -18% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (127 yrs) — no short-lease drag
Why to be cautious
- 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
+£38/mo
Barely breaks even each month
Price vs market
Below market value
-18% vs 12 sold · interior unseen
Return · IRR
0.8%/yr
Modest annualised return
Cash left in
£55K
Stays in after refinancing at value
Price £240KCash to buy £95KReturn before costs on price 8.90%5-yr return on cash 9%Rent est. £1,780 (£1,639–£1,933)
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: £1,639–£1,933/mo · n=68
Financing
DepositYour cash in — the rest is the mortgage25% · £60,000
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 (£10,674–£19,925 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £180,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£38
after mortgage, operating costs & tax
Rent in£1,780/mo gross
£1,712/mo collected · £68/mo lost to voids
Where it goes
£975Mortgage£690Costs
£38/mo left as profit · 2% of rent kept
Mortgage£975
Costs£690
Management£178
Maintenance£67
Insurance£28
CapEx reserve£89
Voids + council tax£8
Service charge + ground rent£198
Ltd co. accounts£104
Selective licensing£18
Tax£9
Profit+£38
Returns
Return before costs on price8.90%
Cash return on cash0.48%
Gross margin£1,022
Cash needed£95,132
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.76
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 | £21,360 | £8,276 | £11,700 | £0 | £263 | £1,121 | £1,121 |
| Year 2 | £22,001 | £8,524 | £11,700 | £0 | £338 | £1,439 | £2,560 |
| Year 3 | £22,661 | £8,780 | £11,700 | £0 | £414 | £1,767 | £4,326 |
| Year 4 | £23,341 | £9,043 | £11,700 | £0 | £493 | £2,104 | £6,431 |
| Year 5 | £24,041 | £9,315 | £11,700 | £0 | £575 | £2,451 | £8,882 |
Disposal gain (gross)-£12,177
CGT£0
Net Disposal proceeds£258,355
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold127 yr
Tenure & planning127 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortRM3 0GS · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 19.7 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
2-bed · 1-bath · 570 sqft · London ×1.4
£23k–£44k
£ per sqft
building cost only
£40–£77
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£5,700–£10,260
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,980–£14,820
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history1d on marketno cuts yet
Strategy matrix
Council lease wins — +£100/mo · £47/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 | 8.90% | +£38 | £95,132 | 9.3% | Low | Feasible |
| Housing-benefit rent | 6.24% | -£460 | £95,132 | -20.6% | Med | Feasible |
| ⭐ Council lease | 8.90% | +£100 | £95,132 | 9.7% | Low | Feasible |
| Refurb & refinance | 8.90% | +£53 | £112,825 | 8.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£397 | £276,225 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,247/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,247
- 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
-£185/mo cash flow vs Rent it out if converted to Rent by the room
12.00% Return before costs on price converted vs 8.90% as-is
As-is Rent it out
Monthly profit+£246
Return before costs on price8.90%
Cash needed£71,898
If converted to Rent by the room
Monthly profit+£61
Return before costs on price12.00%
Cash needed£87,898
Δ vs Rent it out Monthly profit-£185
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£42,720–£80,250full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£2,850–£5,130
- Replumb£2,280–£4,560
- Windows£6,270–£11,400
- Paint + decor£5,700–£10,260
- Flooring£7,980–£14,820
Comparables
sold within 0.5 miWide · CV 26.9%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
- OutstandingRedden Court SchoolSecondary · Academy converter · RM3 0TS
- GoodHarold Court Primary SchoolPrimary · Community school · RM3 0SH
- Not ratedHarold Wood Primary SchoolPrimary · Community school · RM3 0TH
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£21,360
Section 24 credit£0
Annual tax due£263
Post-tax Monthly profit annual£299
Exit costs
Projected sale price (5y · 2%/yr growth)£264,979
Capital gain (pre-CGT)£24,979
Sale costs (~2.5%)£6,624
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£8,882
Rates as of Oct 2024
Acquisition costs
£95,132cash neededPurchase price£240,000
Deposit (25%)£60,000
Stamp duty+5% additional-property surcharge£14,300
Refurb£14,232
Legal + survey£2,000
Mortgage fees£4,600
Total cash neededdeposit + costs (loan covers the rest)£95,132
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Guide Price: £240,000 to £250,000. Offered with no onward chain is this excellently presented ground floor flat. Positioned in a quiet cul-de-sac, and is situated within close proximity to Harold Wood High Street & Train Station (Elizabeth Line) and the A127, A12 & M25 road links. The home includes an allocated parking space and is ideally suited whether you prefer to travel by car or on foot.
Room sizes:
• Ground floor
• Hallway
• Lounge/Dining Room 13'7" x 15'4" (4.14m…
Floor plans
Nearby active comparables3 rentals · 5 deals
Comparable rentals
RM3 · same beds + typeMedian nearby: £1,700/mo · 1 of 3 already let-£80 vs our est
- Gubbins Lane, Harold Wood, Romford, R…2b£1,650/moMay 2026
- Huntingdon Drive, Harold Wood, RM32b£1,900/moMay 2026
- 13 Orchid Avenue, Harold HillLet2b£1,700/moMay 2026
Listing metazoopla · Douglas Allen - Hornchurch
About this listing
1 days · ZooplaPrice history
5-year price trend
Monthly profit
+£38
Cash needed
£95K
Return after costs
0.48%
IRR
0.77%
Listed 1d ago
Nightingale Crescent, Harold Wood RM3
flat · 2 bed · 1 bath · 570 sqft
£240,000
est £1,780 · 8.90% gross
Leasehold 127yrEPC C
Priced below market
1 / 12
97/100
Strong
Real 8.90% — fundamentals work.
Priced below market -18% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.90% Return before costs — above-market
Price
£240K
18% below sold comps
Return before costs
8.90%
est rent £1,780/monot enough comparablesRange £1,639–£1,933/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £1,639–£1,933/mo · n=68
Financing
DepositYour cash in — the rest is the mortgage25% · £60,000
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 (£10,674–£19,925 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £180,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£38
after mortgage, operating costs & tax
Rent in£1,780/mo gross
£1,712/mo collected · £68/mo lost to voids
Where it goes
£975Mortgage£690Costs
£38/mo left as profit · 2% of rent kept
Mortgage£975
Costs£690
Management£178
Maintenance£67
Insurance£28
CapEx reserve£89
Voids + council tax£8
Service charge + ground rent£198
Ltd co. accounts£104
Selective licensing£18
Tax£9
Profit+£38
Returns
Return before costs on price8.90%
Cash return on cash0.48%
Gross margin£1,022
Cash needed£95,132
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.76
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,247/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,247
- 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 | £21,360 | £8,276 | £11,700 | £0 | £263 | £1,121 | £1,121 |
| Year 2 | £22,001 | £8,524 | £11,700 | £0 | £338 | £1,439 | £2,560 |
| Year 3 | £22,661 | £8,780 | £11,700 | £0 | £414 | £1,767 | £4,326 |
| Year 4 | £23,341 | £9,043 | £11,700 | £0 | £493 | £2,104 | £6,431 |
| Year 5 | £24,041 | £9,315 | £11,700 | £0 | £575 | £2,451 | £8,882 |
Rent by the room upside
What we verified
6206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining127 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£2,110/yr
Ground rentDoubling clauses kill mortgageability£259/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 26.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,340
Annual rental tax£107
CGT yr 5£0 · company level
5y net total£8,882
Acquisition costs
25% deposit£60,000
Stamp duty£14,300
Refurb£14,232
Legal + survey£2,000
Mortgage + broker£4,600
Cash needed£95,132
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: £240,000 to £250,000. Offered with no onward chain is this excellently presented ground floor flat. Positioned in a quiet cul-de-sac, and is situated within close proximity to Harold Wood High Street & Train Station (Elizabeth Line) and the A127, A12 & M25 road links. The home includes an allocated parking space and is ideally suited whether you prefer to travel by car or on foot.
Room sizes:
• Ground floor
• Hallway
• Lounge/Dining Room 13'7" x 15'4" (4.14m…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice