Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 13
85/ 100
Strong
8.46% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.46% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (116 yrs) — no short-lease drag
- EPC C — MEES compliant
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
+£122/mo
Barely breaks even each month
Price
£240K
No local sold comps to compare
Return · IRR
1.8%/yr
Modest annualised return
Cash to get in
£100K
Deposit + fees + refurb
Return before costs on price 8.46%5-yr return on cash 14%Rent est. £1,693 (£1,685–£1,701)
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: £1,685–£1,701/mo · n=12
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 (£14,268–£26,634 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
+£122
after mortgage, operating costs & tax
Rent in£1,693/mo gross
£1,628/mo collected · £65/mo lost to voids
Where it goes
£975Mortgage£503Costs
£122/mo left as profit · 7% of rent kept
Mortgage£975
Costs£503
Management£169
Maintenance£67
Insurance£28
CapEx reserve£85
Voids + council tax£8
Service charge + ground rent£42
Ltd co. accounts£104
Tax£29
Profit+£122
Returns
Return before costs on price8.46%
Cash return on cash1.46%
Gross margin£1,125
Cash needed£99,924
Monthly profit payback68y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.67
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 | £20,316 | £6,031 | £11,700 | £0 | £491 | £2,094 | £2,094 |
| Year 2 | £20,925 | £6,212 | £11,700 | £0 | £572 | £2,441 | £4,535 |
| Year 3 | £21,553 | £6,399 | £11,700 | £0 | £656 | £2,799 | £7,333 |
| Year 4 | £22,200 | £6,591 | £11,700 | £0 | £743 | £3,166 | £10,499 |
| Year 5 | £22,866 | £6,788 | £11,700 | £0 | £832 | £3,545 | £14,045 |
Disposal gain (gross)-£16,969
CGT£0
Net Disposal proceeds£258,355
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
Leasehold116 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
115 yr
Ground rent
Doubling = lender risk
£0/yr
Service charge
Annual running cost
£200/yr
Extracted from listing description · verify with solicitor
Tenure & planning116 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
⚠️ Selective Licensing in scope
Additional HMO scheme
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 cohortRM5 3PA · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 16.2 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 · 818 sqft · London ×1.4
£28k–£55k
£ per sqft
building cost only
£35–£67
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£8,180–£14,724
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,452–£21,268
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history0d on marketno cuts yet
Strategy matrix
Council lease wins — +£181/mo · £59/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 | 8.46% | +£122 | £99,924 | 14.1% | Low | Feasible |
| Housing-benefit rent | 7.48% | -£105 | £99,924 | 3.5% | Med | Feasible |
| ⭐ Council lease | 8.46% | +£181 | £99,924 | 14.4% | Low | Feasible |
| Refurb & refinance | 8.46% | +£122 | £119,534 | 11.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£241 | £282,934 | 2% | Med | Feasible |
| Rent by the room | 9.00% | -£433 | £99,924 | -15.0% | — | 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:
- 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
-£128/mo cash flow vs Rent it out if converted to Rent by the room
12.00% Return before costs on price converted vs 8.46% as-is
As-is Rent it out
Monthly profit+£189
Return before costs on price8.46%
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-£128
Show conversion detail
Conversion cost estimate
£67,200
Range: £58,800 – £78,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£53,632–£100,338full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£4,090–£7,362
- Replumb£3,272–£6,544
- Windows£8,998–£16,360
- Paint + decor£8,180–£14,724
- Flooring£11,452–£21,268
Comparables
sold within 0.5 miWide · CV 22.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- OutstandingClockhouse Primary SchoolPrimary · Community school · RM5 3QR
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£20,316
Section 24 credit£0
Annual tax due£491
Post-tax Monthly profit annual£1,312
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£14,045
Rates as of Oct 2024
Acquisition costs
£99,924cash neededPurchase price£240,000
Deposit (25%)£60,000
Stamp duty+5% additional-property surcharge£14,300
Refurb£19,024
Legal + survey£2,000
Mortgage fees£4,600
Total cash neededdeposit + costs (loan covers the rest)£99,924
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Please Quote LB1153 For all Enquiries
tenant in situ – investment opportunity
Spacious 3-Bedroom Split-Level Maisonette
This spacious first-floor split-level three-bedroom maisonette in the heart of Collier Row presents an excellent investment opportunity, being sold with a tenant already in situ
The property provides generous accommodation arranged over two floors and is currently producing healthy rental income per calendar month through a local letting agency. There ma…
Floor plans
Listing metazoopla · eXp World UK
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£122
Cash needed
£100K
Return after costs
1.46%
IRR
1.84%
Collier Row Road, Romford RM5
flat · 3 bed · 1 bath · 818 sqft
£240,000
est £1,693 · 8.46% gross
Leasehold 116yrEPC C
1 / 13
85/100
Strong
8.46% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.46% Return before costs — above-market
Price
£240K
at sold-comp median
Return before costs
8.46%
est rent £1,693/monot enough comparablesRange £1,685–£1,701/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: £1,685–£1,701/mo · n=12
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 (£14,268–£26,634 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
+£122
after mortgage, operating costs & tax
Rent in£1,693/mo gross
£1,628/mo collected · £65/mo lost to voids
Where it goes
£975Mortgage£503Costs
£122/mo left as profit · 7% of rent kept
Mortgage£975
Costs£503
Management£169
Maintenance£67
Insurance£28
CapEx reserve£85
Voids + council tax£8
Service charge + ground rent£42
Ltd co. accounts£104
Tax£29
Profit+£122
Returns
Return before costs on price8.46%
Cash return on cash1.46%
Gross margin£1,125
Cash needed£99,924
Monthly profit payback68y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.67
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:
- 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 | £20,316 | £6,031 | £11,700 | £0 | £491 | £2,094 | £2,094 |
| Year 2 | £20,925 | £6,212 | £11,700 | £0 | £572 | £2,441 | £4,535 |
| Year 3 | £21,553 | £6,399 | £11,700 | £0 | £656 | £2,799 | £7,333 |
| Year 4 | £22,200 | £6,591 | £11,700 | £0 | £743 | £3,166 | £10,499 |
| Year 5 | £22,866 | £6,788 | £11,700 | £0 | £832 | £3,545 | £14,045 |
Rent by the room upside
What we verified
7006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining116 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£200/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 22.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,340
Annual rental tax£343
CGT yr 5£0 · company level
5y net total£14,045
Acquisition costs
25% deposit£60,000
Stamp duty£14,300
Refurb£19,024
Legal + survey£2,000
Mortgage + broker£4,600
Cash needed£99,924
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
Please Quote LB1153 For all Enquiries
tenant in situ – investment opportunity
Spacious 3-Bedroom Split-Level Maisonette
This spacious first-floor split-level three-bedroom maisonette in the heart of Collier Row presents an excellent investment opportunity, being sold with a tenant already in situ
The property provides generous accommodation arranged over two floors and is currently producing healthy rental income per calendar month through a local letting agency. There ma…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice