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Year 5 disposal
⊞ View all 12
7/ 100
Weak
5.69% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (923 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£306/mo — significantly negative — real recurring drain
- -2.9% 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
−£306/mo
You top up £306/mo
Price vs market
Above comparable sales
+8% vs 12 sold
Return · IRR
-2.9%/yr
Loses money over 5 years
Cash to get in
£145K
Deposit + fees + refurb
Price £375KReturn before costs on price 5.69%5-yr return on cash -7%Rent est. £1,779 (£1,651–£1,917)
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: £1,651–£1,917/mo · n=119
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 (£10,674–£19,925 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£306
after mortgage, operating costs & tax
Rent in£1,779/mo gross
£1,711/mo collected · £68/mo lost to voids
Where it goes
£1,523Mortgage£493Costs
Outgoings exceed rent — you top up £306/mo
Mortgage£1,523
Costs£493
Management£178
Maintenance£67
Insurance£28
CapEx reserve£89
Voids + council tax£7
Service charge + ground rent£2
Ltd co. accounts£104
Selective licensing£18
Tax—
Shortfall−£306
Returns
Return before costs on price5.69%
Cash return on cash-2.54%
Gross margin£1,218
Cash needed£144,632
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.12
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 | £21,348 | £5,916 | £18,281 | £0 | £0 | -£2,849 | -£2,849 |
| Year 2 | £21,988 | £6,094 | £18,281 | £0 | £0 | -£2,386 | -£5,236 |
| Year 3 | £22,648 | £6,276 | £18,281 | £0 | £0 | -£1,910 | -£7,146 |
| Year 4 | £23,328 | £6,465 | £18,281 | £0 | £0 | -£1,419 | -£8,564 |
| Year 5 | £24,027 | £6,659 | £18,281 | £0 | £0 | -£913 | -£9,477 |
Disposal gain (gross)-£15,577
CGT£0
Net Disposal proceeds£403,680
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold923 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
923 yr
Extracted from listing description · verify with solicitor
Tenure & planning923 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 cohortEN1 2AP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 14.1 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 · 570 sqft · London ×1.4
£23k–£44k
£ per sqft
building cost only
£40–£77
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£5,700–£10,260
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,980–£14,820
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 — -£53/mo · £235/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 | 5.69% | -£306 | £144,632 | -6.6% | Low | Feasible |
| Housing-benefit rent | 4.47% | -£701 | £144,632 | -22.3% | Med | Feasible |
| ⭐ Council lease | 5.69% | -£53 | £144,632 | 1.2% | Low | Feasible |
| Refurb & refinance | 5.69% | -£288 | £169,075 | -4.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£201 | £424,950 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £1,396/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £1,396
- 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
-£228/mo cash flow vs Rent it out if converted to Rent by the room
7.68% Return before costs on price converted vs 5.69% as-is
As-is Rent it out
Monthly profit-£224
Return before costs on price5.69%
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-£228
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
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.
£42,720–£80,250full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£2,850–£5,130
- Replumb£2,280–£4,560
- Windows£6,270–£11,400
- Paint + decor£5,700–£10,260
- Flooring£7,980–£14,820
Comparables
sold within 0.5 miWide · CV 32.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 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£21,348
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,671
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-£9,477
Rates as of Oct 2024
Acquisition costs
£144,632cash neededPurchase price£375,000
Deposit (25%)£93,750
Stamp duty+5% additional-property surcharge£27,500
Refurb£14,232
Legal + survey£2,525
Mortgage fees£6,625
Total cash neededdeposit + costs (loan covers the rest)£144,632
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Havilands are pleased to present for sale this two bedroom, first floor maisonette on Lyndhurst Gardens, EN1. Offering 436sq ft of living space and benefitting from own front door, private rear garden and long lease. The property itself is comprised of stairs to first floor large reception room, separate kitchen, two double bedrooms and family bathroom. Outside stairs to low maintenance, rear garden extending to 58ft. The front garden is block paved readiness for off street p…
Floor plans
Listing metazoopla · Havilands
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£306
Cash needed
£145K
Return after costs
-2.54%
IRR
-2.86%
Lyndhurst Gardens, Enfield EN1
flat · 2 bed · 1 bath · 570 sqft
£375,000
est £1,779 · 5.69% gross
Leasehold 923yrEPC C
1 / 12
7/100
Marginal
5.69% — verify the rent + comps locally.
5.69% Return before costs — around the area average for this property type.
Monthly profit −£306/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£375K
8% above sold comps
Return before costs
5.69%
est rent £1,779/monot enough comparablesRange £1,651–£1,917/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: £1,651–£1,917/mo · n=119
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 (£10,674–£19,925 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£306
after mortgage, operating costs & tax
Rent in£1,779/mo gross
£1,711/mo collected · £68/mo lost to voids
Where it goes
£1,523Mortgage£493Costs
Outgoings exceed rent — you top up £306/mo
Mortgage£1,523
Costs£493
Management£178
Maintenance£67
Insurance£28
CapEx reserve£89
Voids + council tax£7
Service charge + ground rent£2
Ltd co. accounts£104
Selective licensing£18
Tax—
Shortfall−£306
Returns
Return before costs on price5.69%
Cash return on cash-2.54%
Gross margin£1,218
Cash needed£144,632
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.12
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £1,396/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £1,396
- 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 | £21,348 | £5,916 | £18,281 | £0 | £0 | -£2,849 | -£2,849 |
| Year 2 | £21,988 | £6,094 | £18,281 | £0 | £0 | -£2,386 | -£5,236 |
| Year 3 | £22,648 | £6,276 | £18,281 | £0 | £0 | -£1,910 | -£7,146 |
| Year 4 | £23,328 | £6,465 | £18,281 | £0 | £0 | -£1,419 | -£8,564 |
| Year 5 | £24,027 | £6,659 | £18,281 | £0 | £0 | -£913 | -£9,477 |
Rent by the room upside
What we verified
6206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining923 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£14/yr
Ground rentDoubling clauses kill mortgageability£14/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 32.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,656
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£9,477
Acquisition costs
25% deposit£93,750
Stamp duty£27,500
Refurb£14,232
Legal + survey£2,525
Mortgage + broker£6,625
Cash needed£144,632
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
Havilands are pleased to present for sale this two bedroom, first floor maisonette on Lyndhurst Gardens, EN1. Offering 436sq ft of living space and benefitting from own front door, private rear garden and long lease. The property itself is comprised of stairs to first floor large reception room, separate kitchen, two double bedrooms and family bathroom. Outside stairs to low maintenance, rear garden extending to 58ft. The front garden is block paved readiness for off street p…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice