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Year 5 disposal
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86/ 100
Strong
8.64% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.64% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Leasehold 88yr — verify at solicitor
- Floor area 431 sqft — small for the type
- 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
+£75/mo
Barely breaks even each month
Price vs market
Above comparable sales
+17% vs 12 sold
Return · IRR
0.9%/yr
Modest annualised return
Cash to get in
£109K
Deposit + fees + refurb
Price £285KReturn before costs on price 8.64%5-yr return on cash 11%Rent est. £2,052 (£2,004–£2,101)
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: £2,004–£2,101/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £71,250
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 (£8,660–£16,166 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £213,750 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
+£75
after mortgage, operating costs & tax
Rent in£2,052/mo gross
£1,973/mo collected · £79/mo lost to voids
Where it goes
£1,158Mortgage£722Costs
£75/mo left as profit · 4% of rent kept
Mortgage£1,158
Costs£722
Management£205
Maintenance£67
Insurance£28
CapEx reserve£103
Voids + council tax£6
Service charge + ground rent£209
Ltd co. accounts£104
Tax£18
Profit+£75
Returns
Return before costs on price8.64%
Cash return on cash0.83%
Gross margin£1,251
Cash needed£109,097
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.70
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 | £24,624 | £8,666 | £13,894 | £0 | £392 | £1,672 | £1,672 |
| Year 2 | £25,363 | £8,926 | £13,894 | £0 | £483 | £2,060 | £3,732 |
| Year 3 | £26,124 | £9,194 | £13,894 | £0 | £577 | £2,459 | £6,191 |
| Year 4 | £26,907 | £9,470 | £13,894 | £0 | £673 | £2,871 | £9,062 |
| Year 5 | £27,715 | £9,754 | £13,894 | £0 | £773 | £3,294 | £12,356 |
Disposal gain (gross)-£10,776
CGT£0
Net Disposal proceeds£306,796
What we verified
What we verified
42064 ok · 2 caution · 0 fail · 6 unknown
Legal & planning
Leasehold88 yr
Tenure & planning88 yr
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 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
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 1JL · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 8.9 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 · 431 sqft · London ×1.4
£19k–£38k
£ per sqft
building cost only
£45–£88
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£4,310–£7,758
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,034–£11,206
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history1d on marketno cuts yet
Strategy matrix
Council lease wins — +£311/mo · £235/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 | 8.64% | +£75 | £109,097 | 11.3% | Low | Feasible |
| Housing-benefit rent | 6.30% | -£452 | £109,097 | -15.7% | Med | Feasible |
| ⭐ Council lease | 8.64% | +£311 | £109,097 | 21.3% | Low | Feasible |
| Refurb & refinance | 8.64% | +£75 | £127,966 | 9.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£408 | £322,191 | 5% | Med | Feasible |
| Rent by the room | 7.58% | -£767 | £109,097 | -32.7% | — | 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
-£383/mo cash flow vs Rent it out if converted to Rent by the room
10.11% Return before costs on price converted vs 8.64% as-is
As-is Rent it out
Monthly profit+£283
Return before costs on price8.64%
Cash needed£83,148
If converted to Rent by the room
Monthly profit-£101
Return before costs on price10.11%
Cash needed£99,148
Δ vs Rent it out Monthly profit-£383
Show conversion detail
Conversion cost estimate
£67,200
Range: £58,800 – £78,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£36,604–£68,991full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£2,155–£3,879
- Replumb£1,724–£3,448
- Windows£4,741–£8,620
- Paint + decor£4,310–£7,758
- Flooring£6,034–£11,206
Comparables
sold within 0.5 miWide · CV 37.7%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
- GoodGordon Primary SchoolPrimary · Community school · IG1 1SU
- Not ratedArk Isaac Newton AcademyAll-through · Academy sponsor led · IG1 1FY
- Not ratedCleveland Road Primary SchoolPrimary · Community school · IG1 1EW
- Not ratedSS Peter and Paul's Catholic Primary SchoolPrimary · Academy converter · IG1 1SA
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£24,624
Section 24 credit£0
Annual tax due£392
Post-tax Monthly profit annual£725
Exit costs
Projected sale price (5y · 2%/yr growth)£314,663
Capital gain (pre-CGT)£29,663
Sale costs (~2.5%)£7,867
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£12,356
Rates as of Oct 2024
Acquisition costs
£109,097cash neededPurchase price£285,000
Deposit (25%)£71,250
Stamp duty+5% additional-property surcharge£18,500
Refurb£11,547
Legal + survey£2,525
Mortgage fees£5,275
Total cash neededdeposit + costs (loan covers the rest)£109,097
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This spacious first floor converted flat situated on the most popular Commonwealth Estate in Redbridge. The flat is within walking distance to Ilford Station/Elizabeth Line, providing direct access to the City and Central London along with Westfield Shopping Cetnre. Being close to Loxford Park will make this a wonderful starter home for any growing family.
Room sizes:
• First floor
• Entrance Hall
• Lounge 12' x 10'4" (3.66m x 3.15m)
• Kitchen 11'4" x 5'4" (3.46m x 1.63m…
Floor plans
Nearby active comparables5 rentals
Comparable rentals
IG1 · same beds + typeMedian nearby: £2,630/mo · 4 of 5 already let+£578 vs our est
- Flat 17, Aquifer House, 10 Mill Road,…Let3b£2,630/moMay 2026
- Flat 191, Aquifer House, 10 Mill Road…Let3b£2,760/moMay 2026
- Flat 69, Aquifer House, 10 Mill Road,…Let3b£2,725/moMay 2026
- Flat 17, Aquifer House, 10 Mill Road,…Let3b£2,630/moMay 2026
- High Road, Ilford3b£2,300/moJun 2025
Other deals nearby
IG1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Douglas Allen - Ilford
About this listing
1 days · ZooplaPrice history
5-year price trend
Monthly profit
+£75
Cash needed
£109K
Return after costs
0.83%
IRR
0.87%
Listed 1d ago
Woodlands Road, Ilford IG1
flat · 3 bed · 1 bath · 431 sqft
£285,000
est £2,052 · 8.64% gross
Leasehold 88yrEPC C
1 / 8
86/100
Strong
8.64% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.64% Return before costs — above-market
Lease 88 yrs — extend before exit
Price
£285K
17% above sold comps
Return before costs
8.64%
est rent £2,052/monot enough comparablesRange £2,004–£2,101/mo (Q1–Q3)
Bedrooms
3
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: £2,004–£2,101/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £71,250
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 (£8,660–£16,166 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £213,750 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
+£75
after mortgage, operating costs & tax
Rent in£2,052/mo gross
£1,973/mo collected · £79/mo lost to voids
Where it goes
£1,158Mortgage£722Costs
£75/mo left as profit · 4% of rent kept
Mortgage£1,158
Costs£722
Management£205
Maintenance£67
Insurance£28
CapEx reserve£103
Voids + council tax£6
Service charge + ground rent£209
Ltd co. accounts£104
Tax£18
Profit+£75
Returns
Return before costs on price8.64%
Cash return on cash0.83%
Gross margin£1,251
Cash needed£109,097
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.70
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 | £24,624 | £8,666 | £13,894 | £0 | £392 | £1,672 | £1,672 |
| Year 2 | £25,363 | £8,926 | £13,894 | £0 | £483 | £2,060 | £3,732 |
| Year 3 | £26,124 | £9,194 | £13,894 | £0 | £577 | £2,459 | £6,191 |
| Year 4 | £26,907 | £9,470 | £13,894 | £0 | £673 | £2,871 | £9,062 |
| Year 5 | £27,715 | £9,754 | £13,894 | £0 | £773 | £3,294 | £12,356 |
Rent by the room upside
What we verified
7106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining88 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£2,500/yr
Ground rentDoubling clauses kill mortgageability£10/yr
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 37.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,779
Annual rental tax£212
CGT yr 5£0 · company level
5y net total£12,356
Acquisition costs
25% deposit£71,250
Stamp duty£18,500
Refurb£11,547
Legal + survey£2,525
Mortgage + broker£5,275
Cash needed£109,097
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
This spacious first floor converted flat situated on the most popular Commonwealth Estate in Redbridge. The flat is within walking distance to Ilford Station/Elizabeth Line, providing direct access to the City and Central London along with Westfield Shopping Cetnre. Being close to Loxford Park will make this a wonderful starter home for any growing family.
Room sizes:
• First floor
• Entrance Hall
• Lounge 12' x 10'4" (3.66m x 3.15m)
• Kitchen 11'4" x 5'4" (3.46m x 1.63m…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice