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Year 5 disposal
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Weak
3.95% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 3.95% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,645/mo — heavily negative — needs monthly capital injection
- -6.2% 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
−£2K/mo
You top up £2K/mo
Price vs market
Above comparable sales
+45% vs 12 sold
Return · IRR
-6.2%/yr
Loses money over 5 years
Cash to get in
£410K
Deposit + fees + refurb
Price £1.00MReturn before costs on price 3.95%5-yr return on cash -20%Rent est. £3,288 (£3,162–£3,419)
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: £3,162–£3,419/mo · n=28
Financing
DepositYour cash in — the rest is the mortgage25% · £250,000
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 (£35,134–£65,583 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £750,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,645
after mortgage, operating costs & tax
Rent in£3,288/mo gross
£3,162/mo collected · £126/mo lost to voids
Where it goes
£4,063Mortgage
Outgoings exceed rent — you top up £1,645/mo
Mortgage£4,063
Costs£745
Management£329
Maintenance£67
Insurance£40
CapEx reserve£164
Voids + council tax£12
Ltd co. accounts£104
Selective licensing£28
Tax—
Shortfall−£1,645
Returns
Return before costs on price3.95%
Cash return on cash-4.81%
Gross margin£2,417
Cash needed£410,295
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.78
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 | £39,456 | £8,934 | £48,750 | £0 | £0 | -£18,228 | -£18,228 |
| Year 2 | £40,640 | £9,202 | £48,750 | £0 | £0 | -£17,313 | -£35,541 |
| Year 3 | £41,859 | £9,479 | £48,750 | £0 | £0 | -£16,370 | -£51,911 |
| Year 4 | £43,115 | £9,763 | £48,750 | £0 | £0 | -£15,398 | -£67,309 |
| Year 5 | £44,408 | £10,056 | £48,750 | £0 | £0 | -£14,398 | -£81,707 |
Disposal gain (gross)-£67,816
CGT£0
Net Disposal proceeds£1,076,479
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Uncertain35% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 34% (224 decisions)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Designation 2: 18 wards (all except Wembley Park)
Rates as of May 2026
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 cohortHA0 3RH · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Imperial College · 12.4 km
Reason
5-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
5-bed · 3-bath · 2258 sqft · London ×1.4
£71k–£135k
£ per sqft
building cost only
£32–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 3 × bathroom · Full strip + retile£12,600–£25,200
- Paint + decor£22,580–£40,644
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£31,612–£58,708
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
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 history0d on marketno cuts yet
Strategy matrix
Council lease wins — -£1,178/mo · £439/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 | 3.95% | -£1,645 | £410,295 | -19.9% | Low | Feasible |
| Housing-benefit rent | 2.51% | -£2,739 | £410,295 | -36.4% | Med | Feasible |
| ⭐ Council lease | 3.95% | -£1,178 | £410,295 | -14.6% | Low | Feasible |
| Refurb & refinance | 3.95% | -£1,617 | £479,033 | -16.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £1,163,033 | 3% | Med | Feasible |
| Rent by the room | 3.60% | -£2,999 | £410,295 | -39.2% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA North West London · cap £2,094/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North West London
- LHA monthly cap:
- £2,094
- Scheme type:
- leasing
- 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
-£1,453/mo cash flow vs Rent it out if converted to Rent by the room
2.88% Return before costs on price converted vs 3.95% as-is
As-is Rent it out
Monthly profit-£1,441
Return before costs on price3.95%
Cash needed£261,898
If converted to Rent by the room
Monthly profit-£2,894
Return before costs on price2.88%
Cash needed£277,898
Δ vs Rent it out Monthly profit-£1,453
Show conversion detail
Conversion cost estimate
£4,200
Range: £2,800 – £7,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 35% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 34% (224 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£131,392–£243,378full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 3 × bathroom£21,600–£39,600
- Rewire£11,290–£20,322
- Replumb£9,032–£18,064
- Windows£24,838–£45,160
- Paint + decor£22,580–£40,644
- Flooring£31,612–£58,708
Comparables
sold within 0.5 miWide · CV 26.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Article 4 for HMOs
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingEast Lane Primary SchoolPrimary · Academy converter · HA0 3NT
- OutstandingWembley High Technology CollegeSecondary · Academy converter · HA0 3NT
- InadequateHarris Primary Academy South KentonPrimary · Academy sponsor led · HA0 3SF
- Not ratedSudbury Primary SchoolPrimary · Academy converter · HA0 3EY
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£39,456
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£19,746
Exit costs
Projected sale price (5y · 2%/yr growth)£1,104,081
Capital gain (pre-CGT)£104,081
Sale costs (~2.5%)£27,602
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-£81,707
Rates as of Oct 2024
Acquisition costs
£410,295cash neededPurchase price£1,000,000
Deposit (25%)£250,000
Stamp duty+5% additional-property surcharge£93,750
Refurb£46,845
Legal + survey£3,700
Mortgage fees£16,000
Total cash neededdeposit + costs (loan covers the rest)£410,295
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Daniels are delighted to be appointed as sole agents on this substantial five-bedroom, three-bathroom/shower room family home, offering a bespoke contemporary finish throughout and presenting a truly one-off opportunity.
The property has been thoughtfully extended to maximise both space and functionality, including a substantial rear drop-down extension creating an impressive open-plan kitchen and living space, together with further extensions to the loft and side of the pro…
Floor plans
Nearby active comparables1 rental
Comparable rentals
HA0 · same beds + typeMedian nearby: £4,200/mo · 1 of 1 already let+£912 vs our est
- Wembley, HA0Let5b£4,200/moMay 2026
Other deals nearby
HA0 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Daniels - Sudbury & Harrow
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£1,645
Cash needed
£410K
Return after costs
-4.81%
IRR
-6.16%
Paxford Road, North Wembley HA0
semi-detached · 5 bed · 3 bath · 2,258 sqft
£1,000,000
est £3,288 · 3.95% gross
Conservation area
1 / 22
0/100
Marginal
3.95% — verify the rent + comps locally.
3.95% Return before costs — around the area average for this property type.
Monthly profit −£1,645/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£1.0M
45% above sold comps
Return before costs
3.95%
est rent £3,288/monot enough comparablesRange £3,162–£3,419/mo (Q1–Q3)
Bedrooms
5
3 bath
Energy rating
—
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: £3,162–£3,419/mo · n=28
Financing
DepositYour cash in — the rest is the mortgage25% · £250,000
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 (£35,134–£65,583 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £750,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,645
after mortgage, operating costs & tax
Rent in£3,288/mo gross
£3,162/mo collected · £126/mo lost to voids
Where it goes
£4,063Mortgage
Outgoings exceed rent — you top up £1,645/mo
Mortgage£4,063
Costs£745
Management£329
Maintenance£67
Insurance£40
CapEx reserve£164
Voids + council tax£12
Ltd co. accounts£104
Selective licensing£28
Tax—
Shortfall−£1,645
Returns
Return before costs on price3.95%
Cash return on cash-4.81%
Gross margin£2,417
Cash needed£410,295
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.78
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA North West London · cap £2,094/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North West London
- LHA monthly cap:
- £2,094
- Scheme type:
- leasing
- 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 | £39,456 | £8,934 | £48,750 | £0 | £0 | -£18,228 | -£18,228 |
| Year 2 | £40,640 | £9,202 | £48,750 | £0 | £0 | -£17,313 | -£35,541 |
| Year 3 | £41,859 | £9,479 | £48,750 | £0 | £0 | -£16,370 | -£51,911 |
| Year 4 | £43,115 | £9,763 | £48,750 | £0 | £0 | -£15,398 | -£67,309 |
| Year 5 | £44,408 | £10,056 | £48,750 | £0 | £0 | -£14,398 | -£81,707 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
HeritageListed building / conservation areaCA
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 26.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£9,750
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£81,707
Acquisition costs
25% deposit£250,000
Stamp duty£93,750
Refurb£46,845
Legal + survey£3,700
Mortgage + broker£16,000
Cash needed£410,295
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
Daniels are delighted to be appointed as sole agents on this substantial five-bedroom, three-bathroom/shower room family home, offering a bespoke contemporary finish throughout and presenting a truly one-off opportunity.
The property has been thoughtfully extended to maximise both space and functionality, including a substantial rear drop-down extension creating an impressive open-plan kitchen and living space, together with further extensions to the loft and side of the pro…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice