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Year 5 disposal
⊞ View all 6
8/ 100
Weak
5.80% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (258 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£331/mo — significantly negative — real recurring drain
- -2.7% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£331/mo
You top up £331/mo
Price vs market
Above comparable sales
+49% vs 12 sold
Return · IRR
-2.7%/yr
Loses money over 5 years
Cash to get in
£183K
Deposit + fees + refurb
Price £475KReturn before costs on price 5.80%5-yr return on cash -5%Rent est. £2,296 (£2,230–£2,364)
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: £2,230–£2,364/mo · n=125
Financing
DepositYour cash in — the rest is the mortgage25% · £118,750
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 (£12,428–£23,198 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £356,250 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£331
after mortgage, operating costs & tax
Rent in£2,296/mo gross
£2,208/mo collected · £88/mo lost to voids
Where it goes
£1,930Mortgage£609Costs
Outgoings exceed rent — you top up £331/mo
Mortgage£1,930
Costs£609
Management£230
Maintenance£67
Insurance£40
CapEx reserve£115
Voids + council tax£9
Service charge + ground rent£25
Ltd co. accounts£104
Selective licensing£20
Tax—
Shortfall−£331
Returns
Return before costs on price5.80%
Cash return on cash-2.17%
Gross margin£1,598
Cash needed£183,470
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.14
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 | £27,552 | £7,314 | £23,156 | £0 | £0 | -£2,918 | -£2,918 |
| Year 2 | £28,379 | £7,533 | £23,156 | £0 | £0 | -£2,311 | -£5,229 |
| Year 3 | £29,230 | £7,759 | £23,156 | £0 | £0 | -£1,686 | -£6,914 |
| Year 4 | £30,107 | £7,992 | £23,156 | £0 | £0 | -£1,041 | -£7,956 |
| Year 5 | £31,010 | £8,232 | £23,156 | £0 | £0 | -£378 | -£8,334 |
Disposal gain (gross)-£20,268
CGT£0
Net Disposal proceeds£511,327
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold258 yr
Tenure & planning258 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
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 cohortHA9 7DU · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 10 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
2-bed · 1-bath · 691 sqft · London ×1.4
£25k–£49k
£ per sqft
building cost only
£37–£71
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£6,910–£12,438
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,674–£17,966
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on marketno cuts yet
Strategy matrix
Council lease wins — -£5/mo · £307/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 | 5.80% | -£331 | £183,470 | -4.5% | Low | Feasible |
| Housing-benefit rent | 3.40% | -£1,181 | £183,470 | -33.5% | Med | Feasible |
| ⭐ Council lease | 5.80% | -£5 | £183,470 | 3.0% | Low | Feasible |
| Refurb & refinance | 5.80% | -£311 | £213,848 | -3.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£236 | £538,223 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA North West London · cap £1,346/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North West London
- LHA monthly cap:
- £1,346
- 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
-£648/mo cash flow vs Rent it out if converted to Rent by the room
6.06% Return before costs on price converted vs 5.80% as-is
As-is Rent it out
Monthly profit-£195
Return before costs on price5.80%
Cash needed£130,648
If converted to Rent by the room
Monthly profit-£843
Return before costs on price6.06%
Cash needed£146,648
Δ vs Rent it out Monthly profit-£648
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,044–£90,051full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£3,455–£6,219
- Replumb£2,764–£5,528
- Windows£7,601–£13,820
- Paint + decor£6,910–£12,438
- Flooring£9,674–£17,966
Comparables
sold within 0.5 miWide · CV 24.7%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
- OutstandingArk Elvin AcademySecondary · Academy sponsor led · HA9 7DU
- GoodPark Lane Primary SchoolPrimary · Community school · HA9 7RY
- Not ratedBuxlow SchoolNot applicable · Other independent school · HA9 7QJ
- Not ratedWembley ManorNot applicable · Free schools special · HA9 7EU
- Not ratedWembley Primary SchoolPrimary · Community school · HA9 7NW
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£27,552
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,978
Exit costs
Projected sale price (5y · 2%/yr growth)£524,438
Capital gain (pre-CGT)£49,438
Sale costs (~2.5%)£13,111
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-£8,334
Rates as of Oct 2024
Acquisition costs
£183,470cash neededPurchase price£475,000
Deposit (25%)£118,750
Stamp duty+5% additional-property surcharge£37,500
Refurb£16,570
Legal + survey£2,525
Mortgage fees£8,125
Total cash neededdeposit + costs (loan covers the rest)£183,470
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This delightful 2 bedroom is situated on the second floor and is a well proportioned apartment with an open-plan layout. From the living area you can connect to the outdoors via your own private balcony with views of the resident's garden.
Back inside, the home has a stylish kitchen that boasts sleek integrated appliances. Both bedrooms are generously sized along with a modern tiled bathroom. There is also ample space for storage.
The development also offers a wealth of ons…
Floor plans
Nearby active comparables11 rentals
Comparable rentals
HA9 · same beds + typeMedian nearby: £2,150/mo · 11 of 11 already let-£146 vs our est
- Jenga Court, Wembley, HA9Let2b£2,000/moMay 2026
- The Lodge, North End Road, Wembley, H…Let2b£1,850/moMay 2026
- Wembley Hill Road, Wembley, HA9Let2b£1,750/moMay 2026
- High Road, Wembley, HA9Let2b£2,200/moMay 2026
- Windermere Court, WembleyLet2b£2,200/moMay 2026
- Beverley Gardens, Wembley, HA9Let2b£2,150/moMay 2026
- Wembley, HA9Let2b£1,800/moMay 2026
- Bridge Road, Wembley, Middlesex, HA9…Let2b£2,200/moMay 2026
- Elizabeth House, 341 High Road, Wembl…Let2b£2,250/moMay 2026
- Jenga Court, Wembley, HA9Let2b£2,000/moMay 2026
- Yashin House, Wembley, HA9Let2b£2,200/moMay 2026
Other deals nearby
HA9 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Hamptons- Stanmore & Greater London New Homes
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£331
Cash needed
£183K
Return after costs
-2.17%
IRR
-2.67%
Plot 9 The Pages High Road, Wembley HA9
flat · 2 bed · 1 bath · 691 sqft
£475,000
est £2,296 · 5.80% gross
Leasehold 258yr
1 / 6
8/100
Marginal
5.80% — verify the rent + comps locally.
5.80% Return before costs — around the area average for this property type.
Monthly profit −£331/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£475K
49% above sold comps
Return before costs
5.80%
est rent £2,296/monot enough comparablesRange £2,230–£2,364/mo (Q1–Q3)
Bedrooms
2
1 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: £2,230–£2,364/mo · n=125
Financing
DepositYour cash in — the rest is the mortgage25% · £118,750
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 (£12,428–£23,198 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £356,250 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£331
after mortgage, operating costs & tax
Rent in£2,296/mo gross
£2,208/mo collected · £88/mo lost to voids
Where it goes
£1,930Mortgage£609Costs
Outgoings exceed rent — you top up £331/mo
Mortgage£1,930
Costs£609
Management£230
Maintenance£67
Insurance£40
CapEx reserve£115
Voids + council tax£9
Service charge + ground rent£25
Ltd co. accounts£104
Selective licensing£20
Tax—
Shortfall−£331
Returns
Return before costs on price5.80%
Cash return on cash-2.17%
Gross margin£1,598
Cash needed£183,470
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.14
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA North West London · cap £1,346/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North West London
- LHA monthly cap:
- £1,346
- 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 | £27,552 | £7,314 | £23,156 | £0 | £0 | -£2,918 | -£2,918 |
| Year 2 | £28,379 | £7,533 | £23,156 | £0 | £0 | -£2,311 | -£5,229 |
| Year 3 | £29,230 | £7,759 | £23,156 | £0 | £0 | -£1,686 | -£6,914 |
| Year 4 | £30,107 | £7,992 | £23,156 | £0 | £0 | -£1,041 | -£7,956 |
| Year 5 | £31,010 | £8,232 | £23,156 | £0 | £0 | -£378 | -£8,334 |
Rent by the room upside
What we verified
4207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining258 yr
HeritageListed building / conservation areaNot stated on the listing
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
Service chargeReduces net yield£5/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 24.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,631
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£8,334
Acquisition costs
25% deposit£118,750
Stamp duty£37,500
Refurb£16,570
Legal + survey£2,525
Mortgage + broker£8,125
Cash needed£183,470
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 delightful 2 bedroom is situated on the second floor and is a well proportioned apartment with an open-plan layout. From the living area you can connect to the outdoors via your own private balcony with views of the resident's garden.
Back inside, the home has a stylish kitchen that boasts sleek integrated appliances. Both bedrooms are generously sized along with a modern tiled bathroom. There is also ample space for storage.
The development also offers a wealth of ons…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice