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Year 5 disposal
BMV -21%
⊞ View all 20
80/ 100
Strong
8.14% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£284/mo from completion — the no.1 reason to invest
- 8.14% return before costs — above-market
- Priced below market -21% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- 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
+£284/mo
Pays you every month, net of costs
Price vs market
Below market value
-21% vs 12 sold · interior unseen
Return · IRR
2.2%/yr
Modest annualised return
Cash left in
£86K
Stays in after refinancing at value
Price £375KCash to buy £160KReturn before costs on price 8.14%5-yr return on cash 17%Rent est. £2,543 (£2,490–£2,597)
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: £2,490–£2,597/mo · n=18
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 (£22,701–£42,375 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £281,250 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£284
after mortgage, operating costs & tax
Rent in£2,543/mo gross
£2,445/mo collected · £98/mo lost to voids
Where it goes
£1,523Mortgage£572Costs
£284/mo left as profit · 12% of rent kept
Mortgage£1,523
Costs£572
Management£254
Maintenance£50
Insurance£28
CapEx reserve£127
Voids + council tax£8
Ltd co. accounts£104
Tax£67
Profit+£284
Returns
Return before costs on price8.14%
Cash return on cash2.12%
Gross margin£1,874
Cash needed£160,293
Monthly profit payback47y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.61
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 | £30,516 | £6,859 | £18,281 | £0 | £1,021 | £4,355 | £4,355 |
| Year 2 | £31,431 | £7,065 | £18,281 | £0 | £1,156 | £4,930 | £9,284 |
| Year 3 | £32,374 | £7,277 | £18,281 | £0 | £1,295 | £5,522 | £14,806 |
| Year 4 | £33,346 | £7,495 | £18,281 | £0 | £1,438 | £6,132 | £20,937 |
| Year 5 | £34,346 | £7,720 | £18,281 | £0 | £1,586 | £6,759 | £27,697 |
Disposal gain (gross)-£31,238
CGT£0
Net Disposal proceeds£403,680
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 cohortIG6 3EN · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Queen Mary · 13.5 km
Reason
4-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
4-bed · 1-bath · 1365 sqft · London ×1.4
£42k–£79k
£ per sqft
building cost only
£30–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£13,650–£24,570
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£19,110–£35,490
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
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 — +£575/mo · £292/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 | 8.14% | +£284 | £160,293 | 17.3% | Low | Feasible |
| Housing-benefit rent | 5.74% | -£370 | £160,293 | -5.7% | Med | Feasible |
| ⭐ Council lease | 8.14% | +£575 | £160,293 | 25.7% | Low | Feasible |
| Refurb & refinance | 8.14% | +£284 | £191,150 | 14.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £447,025 | 1% | Med | Feasible |
| Rent by the room | 7.68% | -£621 | £160,293 | -13.7% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,795/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,795
- 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
-£773/mo cash flow vs Rent it out if converted to Rent by the room
7.68% Return before costs on price converted vs 8.14% as-is
As-is Rent it out
Monthly profit+£321
Return before costs on price8.14%
Cash needed£105,648
If converted to Rent by the room
Monthly profit-£452
Return before costs on price7.68%
Cash needed£121,648
Δ vs Rent it out Monthly profit-£773
Show conversion detail
Conversion cost estimate
£42,000
Range: £33,600 – £53,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£77,700–£144,645full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£6,825–£12,285
- Replumb£5,460–£10,920
- Windows£15,015–£27,300
- Paint + decor£13,650–£24,570
- Flooring£19,110–£35,490
Comparables
sold within 0.5 miWide · CV 20.3%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
- GoodForest AcademySecondary · Academy sponsor led · IG6 3TN
- Requires improvementKing Solomon High SchoolSecondary · Voluntary aided school · IG6 3HB
- Not ratedJohn Bramston Primary SchoolPrimary · Community school · IG6 3EE
- Not ratedWohl Ilford Jewish Primary SchoolPrimary · Voluntary aided school · IG6 3HB
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£30,516
Section 24 credit£0
Annual tax due£1,021
Post-tax Monthly profit annual£3,181
Exit costs
Projected sale price (5y · 2%/yr growth)£414,030
Capital gain (pre-CGT)£39,030
Sale costs (~2.5%)£10,351
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£27,697
Rates as of Oct 2024
Acquisition costs
£160,293cash neededPurchase price£375,000
Deposit (25%)£93,750
Stamp duty+5% additional-property surcharge£27,500
Refurb£30,268
Legal + survey£2,150
Mortgage fees£6,625
Total cash neededdeposit + costs (loan covers the rest)£160,293
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Welcome to this beautifully presented four bedroom end of terrace home, offered to the market chain free and ready for its next owners to move straight in. Set in a popular residential area close to Hainault Station, this property is ideal for families and commuters alike, providing easy access to local shops and essential amenities. The house is in great condition throughout, with a modern and inviting feel that is evident from the moment you step inside. The spacious layout…
Floor plans
Listing metazoopla · Bowden Bradley
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£284
Cash needed
£160K
Return after costs
2.12%
IRR
2.19%
Foremark Close, Hainault IG6
terraced · 4 bed · 1 bath
£375,000
est £2,543 · 8.14% gross
Chain freeEPC E
Priced below market
1 / 20
80/100
Strong
8.14% — verify the rent + comps locally.
Priced below market -21% vs 12 nearby sold (last 12 mo)
Monthly profit +£284/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.14% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£375K
21% below sold comps
Return before costs
8.14%
est rent £2,543/monot enough comparablesRange £2,490–£2,597/mo (Q1–Q3)
Bedrooms
4
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £2,490–£2,597/mo · n=18
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 (£22,701–£42,375 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £281,250 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£284
after mortgage, operating costs & tax
Rent in£2,543/mo gross
£2,445/mo collected · £98/mo lost to voids
Where it goes
£1,523Mortgage£572Costs
£284/mo left as profit · 12% of rent kept
Mortgage£1,523
Costs£572
Management£254
Maintenance£50
Insurance£28
CapEx reserve£127
Voids + council tax£8
Ltd co. accounts£104
Tax£67
Profit+£284
Returns
Return before costs on price8.14%
Cash return on cash2.12%
Gross margin£1,874
Cash needed£160,293
Monthly profit payback47y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.61
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,795/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,795
- 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 | £30,516 | £6,859 | £18,281 | £0 | £1,021 | £4,355 | £4,355 |
| Year 2 | £31,431 | £7,065 | £18,281 | £0 | £1,156 | £4,930 | £9,284 |
| Year 3 | £32,374 | £7,277 | £18,281 | £0 | £1,295 | £5,522 | £14,806 |
| Year 4 | £33,346 | £7,495 | £18,281 | £0 | £1,438 | £6,132 | £20,937 |
| Year 5 | £34,346 | £7,720 | £18,281 | £0 | £1,586 | £6,759 | £27,697 |
Rent by the room upside
What we verified
5016
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£6,000–£12,000 to upgrade to CE
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 heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 20.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,656
Annual rental tax£798
CGT yr 5£0 · company level
5y net total£27,697
Acquisition costs
25% deposit£93,750
Stamp duty£27,500
Refurb£30,268
Legal + survey£2,150
Mortgage + broker£6,625
Cash needed£160,293
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
Welcome to this beautifully presented four bedroom end of terrace home, offered to the market chain free and ready for its next owners to move straight in. Set in a popular residential area close to Hainault Station, this property is ideal for families and commuters alike, providing easy access to local shops and essential amenities. The house is in great condition throughout, with a modern and inviting feel that is evident from the moment you step inside. The spacious layout…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice