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Year 5 disposal
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Weak
4.69% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£596/mo — heavily negative — needs monthly capital injection
- -5.5% 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
−£596/mo
You top up £596/mo
Price
£425K
No local sold comps to compare
Return · IRR
-5.5%/yr
Loses money over 5 years
Cash to get in
£150K
Deposit + fees + refurb
Return before costs on price 4.69%5-yr return on cash -18%Rent est. £1,662 (£1,598–£1,729)
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: £1,598–£1,729/mo · n=118
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£1,575–£2,940 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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
-£596
after mortgage, operating costs & tax
Rent in£1,662/mo gross
£1,598/mo collected · £64/mo lost to voids
Where it goes
£1,727Mortgage£468Costs
Outgoings exceed rent — you top up £596/mo
Mortgage£1,727
Costs£468
Management£166
Maintenance£67
Insurance£40
CapEx reserve£83
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£596
Returns
Return before costs on price4.69%
Cash return on cash-4.76%
Gross margin£1,131
Cash needed£150,375
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.93
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 | £19,944 | £5,611 | £20,719 | £0 | £0 | -£6,385 | -£6,385 |
| Year 2 | £20,542 | £5,779 | £20,719 | £0 | £0 | -£5,955 | -£12,341 |
| Year 3 | £21,159 | £5,952 | £20,719 | £0 | £0 | -£5,512 | -£17,853 |
| Year 4 | £21,793 | £6,131 | £20,719 | £0 | £0 | -£5,056 | -£22,909 |
| Year 5 | £22,447 | £6,315 | £20,719 | £0 | £0 | -£4,586 | -£27,496 |
Disposal gain (gross)-£4,247
CGT£0
Net Disposal proceeds£457,503
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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
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 cohortIG6 2SR · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 12.5 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 · 945 sqft · London ×1.4
£32k–£60k
£ per sqft
building cost only
£33–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£9,450–£17,010
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,230–£24,570
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 — -£359/mo · £237/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 | 4.69% | -£596 | £150,375 | -18.3% | Low | Feasible |
| Housing-benefit rent | 3.52% | -£1,013 | £150,375 | -34.6% | Med | Feasible |
| ⭐ Council lease | 4.69% | -£359 | £150,375 | -10.9% | Low | Feasible |
| Refurb & refinance | 4.69% | -£596 | £172,465 | -15.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £462,590 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,247/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,247
- 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
-£133/mo cash flow vs Rent it out if converted to Rent by the room
6.78% Return before costs on price converted vs 4.69% as-is
As-is Rent it out
Monthly profit-£514
Return before costs on price4.69%
Cash needed£118,148
If converted to Rent by the room
Monthly profit-£647
Return before costs on price6.78%
Cash needed£134,148
Δ vs Rent it out Monthly profit-£133
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
£59,220–£110,625full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£4,725–£8,505
- Replumb£3,780–£7,560
- Windows£10,395–£18,900
- Paint + decor£9,450–£17,010
- Flooring£13,230–£24,570
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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodNew Rush Hall SchoolNot applicable · Community special school · IG6 2LB
- GoodClore Tikva SchoolPrimary · Voluntary aided school · IG6 2JN
- GoodMossford Green Primary SchoolPrimary · Community school · IG6 2EW
- GoodIlford County High SchoolSecondary · Community school · IG6 2JB
- Not ratedFairlop Primary SchoolPrimary · Community school · IG6 2LH
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£19,944
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,152
Exit costs
Projected sale price (5y · 2%/yr growth)£469,234
Capital gain (pre-CGT)£44,234
Sale costs (~2.5%)£11,731
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-£27,496
Rates as of Oct 2024
Acquisition costs
£150,375cash neededPurchase price£425,000
Deposit (25%)£106,250
Stamp duty+5% additional-property surcharge£32,500
Refurb£2,100
Legal + survey£2,150
Mortgage fees£7,375
Total cash neededdeposit + costs (loan covers the rest)£150,375
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Arbon & Miller are privileged to offer this decoratively immaculate Semi-Detached two bedroom house with parking situated within this quiet cul-de-sac immediately off Fencepiece Road. The property has been extensively extended and refurbished throughout provide open plan living to the ground floor with the added benefit of a home office and ground floor cloakroom. Situated less than 5 minute walk from local shopping facilities and bus services, which provide direct access to…
Floor plans
Listing metazoopla · Arbon & Miller
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£596
Cash needed
£150K
Return after costs
-4.76%
IRR
-5.51%
Bernards Close, Hainault IG6
semi-detached · 2 bed · 1 bath
£425,000
est £1,662 · 4.69% gross
EPC C
1 / 14
0/100
Marginal
4.69% — verify the rent + comps locally.
4.69% Return before costs — around the area average for this property type.
Monthly profit −£596/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£425K
Return before costs
4.69%
est rent £1,662/monot enough comparablesRange £1,598–£1,729/mo (Q1–Q3)
Bedrooms
2
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: £1,598–£1,729/mo · n=118
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£1,575–£2,940 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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
-£596
after mortgage, operating costs & tax
Rent in£1,662/mo gross
£1,598/mo collected · £64/mo lost to voids
Where it goes
£1,727Mortgage£468Costs
Outgoings exceed rent — you top up £596/mo
Mortgage£1,727
Costs£468
Management£166
Maintenance£67
Insurance£40
CapEx reserve£83
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£596
Returns
Return before costs on price4.69%
Cash return on cash-4.76%
Gross margin£1,131
Cash needed£150,375
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.93
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,247/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,247
- 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 | £19,944 | £5,611 | £20,719 | £0 | £0 | -£6,385 | -£6,385 |
| Year 2 | £20,542 | £5,779 | £20,719 | £0 | £0 | -£5,955 | -£12,341 |
| Year 3 | £21,159 | £5,952 | £20,719 | £0 | £0 | -£5,512 | -£17,853 |
| Year 4 | £21,793 | £6,131 | £20,719 | £0 | £0 | -£5,056 | -£22,909 |
| Year 5 | £22,447 | £6,315 | £20,719 | £0 | £0 | -£4,586 | -£27,496 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
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
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£4,144
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£27,496
Acquisition costs
25% deposit£106,250
Stamp duty£32,500
Refurb£2,100
Legal + survey£2,150
Mortgage + broker£7,375
Cash needed£150,375
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
Arbon & Miller are privileged to offer this decoratively immaculate Semi-Detached two bedroom house with parking situated within this quiet cul-de-sac immediately off Fencepiece Road. The property has been extensively extended and refurbished throughout provide open plan living to the ground floor with the added benefit of a home office and ground floor cloakroom. Situated less than 5 minute walk from local shopping facilities and bus services, which provide direct access to…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice