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Year 5 disposal
BMV -6%
⊞ View all 19
0/ 100
Weak
4.64% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -6% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£782/mo — heavily negative — needs monthly capital injection
- -4.6% 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
−£782/mo
You top up £782/mo
Price vs market
Below market value
-6% vs 12 sold · interior unseen
Return · IRR
-4.6%/yr
Loses money over 5 years
Cash left in
£217K
Stays in after refinancing at value
Price £600KCash to buy £243KReturn before costs on price 4.64%5-yr return on cash -14%Rent est. £2,321 (£2,163–£2,491)
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: £2,163–£2,491/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £150,000
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 (£22,861–£42,673 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £450,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£782
after mortgage, operating costs & tax
Rent in£2,321/mo gross
£2,232/mo collected · £89/mo lost to voids
Where it goes
£2,438Mortgage£577Costs
Outgoings exceed rent — you top up £782/mo
Mortgage£2,438
Costs£577
Management£232
Maintenance£50
Insurance£40
CapEx reserve£116
Voids + council tax£11
Ltd co. accounts£104
Selective licensing£23
Tax—
Shortfall−£782
Returns
Return before costs on price4.64%
Cash return on cash-3.86%
Gross margin£1,655
Cash needed£243,381
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.92
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 | £27,852 | £6,920 | £29,250 | £0 | £0 | -£8,318 | -£8,318 |
| Year 2 | £28,688 | £7,128 | £29,250 | £0 | £0 | -£7,690 | -£16,009 |
| Year 3 | £29,548 | £7,342 | £29,250 | £0 | £0 | -£7,044 | -£23,052 |
| Year 4 | £30,435 | £7,562 | £29,250 | £0 | £0 | -£6,377 | -£29,430 |
| Year 5 | £31,348 | £7,789 | £29,250 | £0 | £0 | -£5,691 | -£35,121 |
Disposal gain (gross)-£37,494
CGT£0
Net Disposal proceeds£645,887
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
Conversion approvability
Per-property planning assessment
Likely approvable67% 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 66% (757 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
Selective scheme — 17 wards (PROPOSED, awaiting Cabinet approval)
Rates as of May 2026
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortEN1 2PF · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Queen Mary · 13.6 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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 · 2-bath · 1411 sqft · London ×1.4
£47k–£89k
£ per sqft
building cost only
£33–£63
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£14,110–£25,398
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£19,754–£36,686
Guide rates · UK May 2026
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 — -£450/mo · £310/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 | 4.64% | -£782 | £243,381 | -14.4% | Low | Feasible |
| Housing-benefit rent | 3.38% | -£1,399 | £243,381 | -29.5% | Med | Feasible |
| ⭐ Council lease | 4.64% | -£450 | £243,381 | -8.1% | Low | Feasible |
| Refurb & refinance | 4.64% | -£759 | £285,573 | -11.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£194 | £695,573 | 4% | Med | Feasible |
| Rent by the room | 3.60% | -£1,907 | £243,381 | -42.5% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £1,690/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £1,690
- 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
-£668/mo cash flow vs Rent it out if converted to Rent by the room
4.80% Return before costs on price converted vs 4.64% as-is
As-is Rent it out
Monthly profit-£663
Return before costs on price4.64%
Cash needed£161,898
If converted to Rent by the room
Monthly profit-£1,331
Return before costs on price4.80%
Cash needed£177,898
Δ vs Rent it out Monthly profit-£668
Show conversion detail
Conversion cost estimate
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 67% 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 66% (757 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.
£86,924–£161,571full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£7,055–£12,699
- Replumb£5,644–£11,288
- Windows£15,521–£28,220
- Paint + decor£14,110–£25,398
- Flooring£19,754–£36,686
Comparables
sold within 0.5 miWide · CV 14.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Borough wide
≈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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- OutstandingRaglan Infant SchoolPrimary · Community school · EN1 2NS
- Not ratedThe Raglan Junior SchoolPrimary · Community school · EN1 2RG
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£27,852
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£9,390
Exit costs
Projected sale price (5y · 2%/yr growth)£662,448
Capital gain (pre-CGT)£62,448
Sale costs (~2.5%)£16,561
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-£35,121
Rates as of Oct 2024
Acquisition costs
£243,381cash neededPurchase price£600,000
Deposit (25%)£150,000
Stamp duty+5% additional-property surcharge£50,000
Refurb£30,481
Legal + survey£2,900
Mortgage fees£10,000
Total cash neededdeposit + costs (loan covers the rest)£243,381
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
In brief
Located less than half a mile from Enfield town centre and close to Bush Hill Park station, this modern end of terrace three/four bedroom townhouse is a modern and flexible property with off-street parking, a low-maintenance garden, and lovely leafy views. Property description
This three-storey, three/four double bedroom townhouse offers flexible living over three storeys. The current owners have the house set up as a traditional townhouse with the main living roo…
Floor plans
Nearby active comparables9 rentals · 5 deals
Comparable rentals
EN1 · same beds + typeMedian nearby: £2,450/mo · 6 of 9 already let+£129 vs our est
- Trinity Avenue, Bush Hill Park, Enfie…3b£2,600/moMay 2026
- Pembroke Avenue, Enfield EN1Let3b£2,400/moMay 2026
- Trinity Avenue, Bush Hill Park, Enfie…Let3b£2,600/moMay 2026
- James Street, Enfield3b£2,150/moMay 2026
- Lincoln Road, London, EN13b£2,350/moMay 2026
- Haileybury Avenue, Enfield, EN1Let3b£2,350/moMay 2026
- Millais Road, Enfield, EN1Let3b£2,450/moApr 2026
- Edenbridge Road, Enfield, EN1Let3b£2,600/moApr 2026
- Edenbridge Road, Enfield, EN1Let3b£2,600/moMay 2026
Listing metazoopla · Thomas James Estate Agents powered by Keller Williams
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£782
Cash needed
£243K
Return after costs
-3.86%
IRR
-4.62%
Wellington Road, Enfield EN1
terraced · 3 bed · 2 bath · 1,411 sqft
£600,000
est £2,321 · 4.64% gross
EPC D
Priced below market
1 / 19
0/100
Marginal
4.64% — verify the rent + comps locally.
Priced below market -6% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£600K
6% below sold comps
Return before costs
4.64%
est rent £2,321/monot enough comparablesRange £2,163–£2,491/mo (Q1–Q3)
Bedrooms
3
2 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — 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: £2,163–£2,491/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £150,000
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 (£22,861–£42,673 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £450,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£782
after mortgage, operating costs & tax
Rent in£2,321/mo gross
£2,232/mo collected · £89/mo lost to voids
Where it goes
£2,438Mortgage£577Costs
Outgoings exceed rent — you top up £782/mo
Mortgage£2,438
Costs£577
Management£232
Maintenance£50
Insurance£40
CapEx reserve£116
Voids + council tax£11
Ltd co. accounts£104
Selective licensing£23
Tax—
Shortfall−£782
Returns
Return before costs on price4.64%
Cash return on cash-3.86%
Gross margin£1,655
Cash needed£243,381
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.92
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £1,690/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £1,690
- 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 | £27,852 | £6,920 | £29,250 | £0 | £0 | -£8,318 | -£8,318 |
| Year 2 | £28,688 | £7,128 | £29,250 | £0 | £0 | -£7,690 | -£16,009 |
| Year 3 | £29,548 | £7,342 | £29,250 | £0 | £0 | -£7,044 | -£23,052 |
| Year 4 | £30,435 | £7,562 | £29,250 | £0 | £0 | -£6,377 | -£29,430 |
| Year 5 | £31,348 | £7,789 | £29,250 | £0 | £0 | -£5,691 | -£35,121 |
Rent by the room upside
What we verified
5106
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~£3,000–£7,000 to upgrade to CD
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 14.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,850
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£35,121
Acquisition costs
25% deposit£150,000
Stamp duty£50,000
Refurb£30,481
Legal + survey£2,900
Mortgage + broker£10,000
Cash needed£243,381
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
In brief
Located less than half a mile from Enfield town centre and close to Bush Hill Park station, this modern end of terrace three/four bedroom townhouse is a modern and flexible property with off-street parking, a low-maintenance garden, and lovely leafy views. Property description
This three-storey, three/four double bedroom townhouse offers flexible living over three storeys. The current owners have the house set up as a traditional townhouse with the main living roo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice