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Year 5 disposal
BMV -71%
⊞ View all 9
3/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Monthly profit +£401/mo from completion — the no.1 reason to invest
- Priced below market -71% vs 12 nearby sold (last 12 mo) — instant equity
- 13.8% 5y IRR — strong total return on capital
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Lease 59 yrs — mortgageability risk
- 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
+£401/mo
Pays you every month, net of costs
Price vs market
Below market value
-71% vs 12 sold · interior unseen
Return · IRR
13.8%/yr
Solid annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £70KCash to buy £37K5-yr return on cash 81%Rent est. £1,550 (£1,350–£1,760)
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: £1,350–£1,760/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £17,500
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 (£8,660–£16,166 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £52,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£401
after mortgage, operating costs & tax
Rent in£1,550/mo gross
£1,490/mo collected · £60/mo lost to voids
Where it goes
£284Mortgage£711Costs£401Your profit
£401/mo left as profit · 27% of rent kept
Mortgage£284
Costs£711
Management£155
Maintenance£67
Insurance£20
CapEx reserve£78
Voids + council tax£6
Service charge + ground rent£281
Ltd co. accounts£104
Tax£94
Profit+£401
Returns
Return before costs on price26.57%
Cash return on cash13.15%
Gross margin£780
Cash needed£36,597
Monthly profit payback7y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress5.24
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 | £18,600 | £8,531 | £3,413 | £0 | £1,265 | £5,392 | £5,392 |
| Year 2 | £19,158 | £8,786 | £3,413 | £0 | £1,322 | £5,637 | £11,029 |
| Year 3 | £19,733 | £9,050 | £3,413 | £0 | £1,381 | £5,889 | £16,918 |
| Year 4 | £20,325 | £9,322 | £3,413 | £0 | £1,442 | £6,149 | £23,067 |
| Year 5 | £20,934 | £9,601 | £3,413 | £0 | £1,505 | £6,416 | £29,483 |
Disposal gain (gross)-£11,693
CGT£0
Net Disposal proceeds£75,354
What we verified
What we verified
31253 ok · 1 caution · 2 fail · 5 unknown
Legal & planning
Leasehold59 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
59 yr
Ground rent
Doubling = lender risk
£211/yr
Service charge
Annual running cost
£3,161/yr
Short lease — 59 years remaining
Most BTL lenders refuse leases under 80 years. Statutory lease extension typically costs £8k–£20k+ and adds 3–6 months to completion.
Service charge ~4.52% of price
£3,161/year on a £70,000 property eats ~10–15% of typical gross yield. Build into the BTL model.
Extracted from listing description · verify with solicitor
Tenure & planning59 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
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 2QE · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 8.5 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 · 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 licensingN/A
Price & sale history1d on marketno cuts yet
Strategy matrix
Council lease wins — +£580/mo · £179/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 | 26.57% | +£401 | £36,597 | 80.6% | Low | Feasible |
| Housing-benefit rent | 17.09% | -£18 | £36,597 | 10.6% | Med | Feasible |
| ⭐ Council lease | 26.57% | +£580 | £36,597 | 103.3% | Low | Feasible |
| Refurb & refinance | 26.57% | +£401 | £44,716 | 65.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£472 | £91,666 | -10% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £997/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £997
- 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
-£34/mo cash flow vs Rent it out if converted to Rent by the room
41.14% Return before costs on price converted vs 26.57% as-is
As-is Rent it out
Monthly profit+£633
Return before costs on price26.57%
Cash needed£29,398
If converted to Rent by the room
Monthly profit+£599
Return before costs on price41.14%
Cash needed£45,398
Δ vs Rent it out Monthly profit-£34
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 46.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingLoxford SchoolAll-through · Academy converter · IG1 2UT
- GoodWinston Way AcademyPrimary · Academy converter · IG1 2WS
- GoodWoodlands Primary SchoolPrimary · Community school · IG1 2PY
- Not ratedThe Constance Bridgeman CentreNot applicable · Pupil referral unit · IG1 2UT
- Not ratedUphall Primary SchoolPrimary · Community school · IG1 2JD
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£18,600
Section 24 credit£0
Annual tax due£1,265
Post-tax Monthly profit annual£4,677
Exit costs
Projected sale price (5y · 2%/yr growth)£77,286
Capital gain (pre-CGT)£7,286
Sale costs (~2.5%)£1,932
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£29,483
Rates as of Oct 2024
Acquisition costs
£36,597cash neededPurchase price£70,000
Deposit (25%)£17,500
Stamp duty+5% additional-property surcharge£3,500
Refurb£11,547
Legal + survey£2,000
Mortgage fees£2,050
Total cash neededdeposit + costs (loan covers the rest)£36,597
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Manor Estate Agent are delighted to offer this Retirement Flat for Sale in Wiltshire Court, Pittman Gardens, Ilford, IG1 2QE.
This property offers fitted kitchen, lounge, double bedroom with fitted wardrobe, bathroom and Communal 'Residents' Lounge and Communal landscaped garden.
Exclusively for over 65 this retirement property is set in purpose built development offering all the benefits of retirement living.
Wiltshire Court was built by Cromwell Homes limited and compris…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
IG1 · same beds + typeMedian nearby: £1,575/mo · 16 of 20 already let+£25 vs our est
- Ilford Hill, Ilford, IG11b£1,600/moMay 2026
- Staines Road, Ilford IG1Let1b£1,600/moMay 2026
- Valentines Road, Ilford, IG1Let1b£1,550/moMay 2026
- at London, Orion House 104-106 Cranbr…Let1b£1,500/moMay 2026
- Mallard Court , Ley Street IG1Let1b£1,350/moMay 2026
- Carlton House, High Road, Ilford, IG11b£1,475/moMay 2026
- 261a Cranbrook Road, Ilford, Ilford,…1b£1,300/moMay 2026
- Flat 509, Concert House, 62 Roden Str…Let1b£1,800/moMay 2026
- 62 Roden Street Ilford IG1Let1b£1,800/moMay 2026
- The Picture House, Ilford.Let1b£1,875/moMay 2026
- The Picture House, Ilford, IG1.Let1b£1,800/moMay 2026
- The Picture House, Ilford.Let1b£1,800/moMay 2026
- Pioneer Point, Ilford, London, IG1Let1b£1,650/moMay 2026
- Valentines Road, Ilford, IG1Let1b£1,550/moMay 2026
- Valentines House, Ilford, IG11b£1,650/moMay 2026
- Flat 144, Aquifer House, 10 Mill Road…Let1b£1,760/moMay 2026
- Mallard Court , Ley Street IG1Let1b£1,350/moMay 2026
- Selborne Road, Ilford IG1Let1b£1,200/moMay 2026
- Ilford Lane, Ilford IG1Let1b£1,350/moMay 2026
- Centreway, Ilford, IG1Let1b£1,500/moMay 2026
Other deals nearby
IG1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Manor Estate Agent
About this listing
1 days · ZooplaPrice history
5-year price trend
Monthly profit
+£401
Cash needed
£37K
Return after costs
13.15%
IRR
13.83%
Listed 1d ago
Wiltshire Court, Pittman Gardens, Ilford IG1
flat · 1 bed · 1 bath · 431 sqft
£70,000
est £1,550
Chain freeLeasehold 59yrEPC C
Priced below market
1 / 9
3/100
Marginal
No rent data — verify locally before offering.
Priced below market -71% vs 12 nearby sold (last 12 mo)
Monthly profit +£401/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
Lease 59 yrs — mortgage risk
Chain free
Price
£70K
71% below sold comps
Return before costs
—
est rent £1,550/monot enough comparablesRange £1,350–£1,760/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
C
Energy rating
Deal flags2 issues
Retirement only
Age-restricted resale; limited buyer pool
Short lease — 59 yrs
Most lenders refuse below 60 yrs; extension cost likely £20k+
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: £1,350–£1,760/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £17,500
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 (£8,660–£16,166 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £52,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£401
after mortgage, operating costs & tax
Rent in£1,550/mo gross
£1,490/mo collected · £60/mo lost to voids
Where it goes
£284Mortgage£711Costs£401Your profit
£401/mo left as profit · 27% of rent kept
Mortgage£284
Costs£711
Management£155
Maintenance£67
Insurance£20
CapEx reserve£78
Voids + council tax£6
Service charge + ground rent£281
Ltd co. accounts£104
Tax£94
Profit+£401
Returns
Return before costs on price26.57%
Cash return on cash13.15%
Gross margin£780
Cash needed£36,597
Monthly profit payback7y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress5.24
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £997/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £997
- 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 | £18,600 | £8,531 | £3,413 | £0 | £1,265 | £5,392 | £5,392 |
| Year 2 | £19,158 | £8,786 | £3,413 | £0 | £1,322 | £5,637 | £11,029 |
| Year 3 | £19,733 | £9,050 | £3,413 | £0 | £1,381 | £5,889 | £16,918 |
| Year 4 | £20,325 | £9,322 | £3,413 | £0 | £1,442 | £6,149 | £23,067 |
| Year 5 | £20,934 | £9,601 | £3,413 | £0 | £1,505 | £6,416 | £29,483 |
Rent by the room upside
What we verified
4316
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining59 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£3,161/yr
Ground rentDoubling clauses kill mortgageability£212/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 46.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£683
Annual rental tax£1,129
CGT yr 5£0 · company level
5y net total£29,483
Acquisition costs
25% deposit£17,500
Stamp duty£3,500
Refurb£11,547
Legal + survey£2,000
Mortgage + broker£2,050
Cash needed£36,597
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
Manor Estate Agent are delighted to offer this Retirement Flat for Sale in Wiltshire Court, Pittman Gardens, Ilford, IG1 2QE.
This property offers fitted kitchen, lounge, double bedroom with fitted wardrobe, bathroom and Communal 'Residents' Lounge and Communal landscaped garden.
Exclusively for over 65 this retirement property is set in purpose built development offering all the benefits of retirement living.
Wiltshire Court was built by Cromwell Homes limited and compris…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice