Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 12
20/ 100
Weak
6.96% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (124 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£232/mo — significantly negative — real recurring drain
- -3.3% 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
−£232/mo
You top up £232/mo
Price
£210K
No local sold comps to compare
Return · IRR
-3.3%/yr
Loses money over 5 years
Cash to get in
£81K
Deposit + fees + refurb
Return before costs on price 6.96%5-yr return on cash -11%Rent est. £1,218 (£1,182–£1,255)
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: £1,182–£1,255/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£7,487–£13,975 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £157,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£232
after mortgage, operating costs & tax
Rent in£1,218/mo gross
£1,171/mo collected · £47/mo lost to voids
Where it goes
£853Mortgage£550Costs
Outgoings exceed rent — you top up £232/mo
Mortgage£853
Costs£550
Management£122
Maintenance£67
Insurance£28
CapEx reserve£61
Voids + council tax£8
Service charge + ground rent£149
Ltd co. accounts£104
Selective licensing£12
Tax—
Shortfall−£232
Returns
Return before costs on price6.96%
Cash return on cash-3.45%
Gross margin£621
Cash needed£80,832
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.37
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 | £14,616 | £6,604 | £10,238 | £0 | £0 | -£2,226 | -£2,226 |
| Year 2 | £15,054 | £6,803 | £10,238 | £0 | £0 | -£1,986 | -£4,211 |
| Year 3 | £15,506 | £7,007 | £10,238 | £0 | £0 | -£1,738 | -£5,949 |
| Year 4 | £15,971 | £7,217 | £10,238 | £0 | £0 | -£1,483 | -£7,432 |
| Year 5 | £16,450 | £7,433 | £10,238 | £0 | £0 | -£1,220 | -£8,653 |
Disposal gain (gross)-£8,121
CGT£0
Net Disposal proceeds£226,061
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold124 yr
Tenure & planning124 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 cohortRM2 6GH · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 18.7 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 · 735 sqft · London ×1.4
£26k–£51k
£ per sqft
building cost only
£36–£70
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£7,350–£13,230
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,290–£19,110
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 — -£178/mo · £42/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 | 6.96% | -£232 | £80,832 | -10.7% | Low | Feasible |
| Housing-benefit rent | 5.70% | -£475 | £80,832 | -27.5% | Med | Feasible |
| ⭐ Council lease | 6.96% | -£178 | £80,832 | -10.1% | Low | Feasible |
| Refurb & refinance | 6.96% | -£220 | £95,325 | -8.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£348 | £238,175 | 5% | 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:
- 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
+£191/mo cash flow vs Rent it out if converted to Rent by the room
13.71% Return before costs on price converted vs 6.96% as-is
As-is Rent it out
Monthly profit-£35
Return before costs on price6.96%
Cash needed£64,398
If converted to Rent by the room
Monthly profit+£156
Return before costs on price13.71%
Cash needed£80,398
Δ vs Rent it out Monthly profit+£191
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 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedSt Mary's Hare Park SchoolNot applicable · Other independent school · RM2 6HH
- Not ratedThe Royal Liberty SchoolSecondary · Academy converter · RM2 6HJ
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£14,616
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,788
Exit costs
Projected sale price (5y · 2%/yr growth)£231,857
Capital gain (pre-CGT)£21,857
Sale costs (~2.5%)£5,796
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-£8,653
Rates as of Oct 2024
Acquisition costs
£80,832cash neededPurchase price£210,000
Deposit (25%)£52,500
Stamp duty+5% additional-property surcharge£12,200
Refurb£9,982
Legal + survey£2,000
Mortgage fees£4,150
Total cash neededdeposit + costs (loan covers the rest)£80,832
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary Chain free and ideally located just 0.3 miles from Gidea Park Elizabeth Line Station, this spacious 1 bedroom first floor apartment benefits from allocated parking and a quiet residential setting.
Description Offered to the market chain free, this spacious 1 bedroom first floor apartment is situated within a quiet and well maintained residential development in the heart of Gidea Park.
The property offers well proportioned accommodation throughout, comprising a gener…
Floor plans
Listing metazoopla · William H Brown Incorporating Porter Glenny - Gidea Park
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£232
Cash needed
£81K
Return after costs
-3.45%
IRR
-3.31%
Kidman Close, Gidea Park, Romford RM2
flat · 1 bed · 1 bath
£210,000
est £1,218 · 6.96% gross
Chain freeLeasehold 124yrEPC C
1 / 12
20/100
Marginal
6.96% — verify the rent + comps locally.
Chain free
Price
£210K
Return before costs
6.96%
est rent £1,218/monot enough comparablesRange £1,182–£1,255/mo (Q1–Q3)
Bedrooms
1
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: £1,182–£1,255/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£7,487–£13,975 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £157,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£232
after mortgage, operating costs & tax
Rent in£1,218/mo gross
£1,171/mo collected · £47/mo lost to voids
Where it goes
£853Mortgage£550Costs
Outgoings exceed rent — you top up £232/mo
Mortgage£853
Costs£550
Management£122
Maintenance£67
Insurance£28
CapEx reserve£61
Voids + council tax£8
Service charge + ground rent£149
Ltd co. accounts£104
Selective licensing£12
Tax—
Shortfall−£232
Returns
Return before costs on price6.96%
Cash return on cash-3.45%
Gross margin£621
Cash needed£80,832
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.37
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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:
- 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 | £14,616 | £6,604 | £10,238 | £0 | £0 | -£2,226 | -£2,226 |
| Year 2 | £15,054 | £6,803 | £10,238 | £0 | £0 | -£1,986 | -£4,211 |
| Year 3 | £15,506 | £7,007 | £10,238 | £0 | £0 | -£1,738 | -£5,949 |
| Year 4 | £15,971 | £7,217 | £10,238 | £0 | £0 | -£1,483 | -£7,432 |
| Year 5 | £16,450 | £7,433 | £10,238 | £0 | £0 | -£1,220 | -£8,653 |
Rent by the room upside
What we verified
5206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining124 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£1,484/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,048
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£8,653
Acquisition costs
25% deposit£52,500
Stamp duty£12,200
Refurb£9,982
Legal + survey£2,000
Mortgage + broker£4,150
Cash needed£80,832
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
Summary Chain free and ideally located just 0.3 miles from Gidea Park Elizabeth Line Station, this spacious 1 bedroom first floor apartment benefits from allocated parking and a quiet residential setting.
Description Offered to the market chain free, this spacious 1 bedroom first floor apartment is situated within a quiet and well maintained residential development in the heart of Gidea Park.
The property offers well proportioned accommodation throughout, comprising a gener…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice