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Year 5 disposal
BMV -27%
⊞ View all 19
30/ 100
Weak
10.04% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.04% return before costs — above-market
- Priced below market -27% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Lease 5 yrs — mortgageability risk
- Cash only — often signals cladding / short lease / structural
- 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
+£65/mo
Barely breaks even each month
Price vs market
Below market value
-27% vs 12 sold · interior unseen
Return · IRR
1.3%/yr
Modest annualised return
Cash left in
£103K
Stays in after refinancing at value
Price £200KCash to buy £158KReturn before costs on price 10.04%5-yr return on cash 6%Rent est. £1,673 (£1,578–£1,774)
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: £1,578–£1,774/mo · n=104
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£68,123–£127,162 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£65
after mortgage, operating costs & tax
Rent in£1,673/mo gross
£1,609/mo collected · £64/mo lost to voids
Where it goes
£813Mortgage£716Costs
£65/mo left as profit · 4% of rent kept
Mortgage£813
Costs£716
Management£167
Maintenance£67
Insurance£28
CapEx reserve£84
Voids + council tax£8
Service charge + ground rent£241
Ltd co. accounts£104
Selective licensing£17
Tax£15
Profit+£65
Returns
Return before costs on price10.04%
Cash return on cash0.49%
Gross margin£893
Cash needed£158,330
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.98
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £20,076 | £8,587 | £9,750 | £0 | £330 | £1,409 | £1,409 |
| Year 2 | £20,678 | £8,845 | £9,750 | £0 | £396 | £1,687 | £3,096 |
| Year 3 | £21,299 | £9,110 | £9,750 | £0 | £463 | £1,975 | £5,071 |
| Year 4 | £21,938 | £9,384 | £9,750 | £0 | £533 | £2,271 | £7,342 |
| Year 5 | £22,596 | £9,665 | £9,750 | £0 | £604 | £2,577 | £9,919 |
Disposal gain (gross)-£89,034
CGT£0
Net Disposal proceeds£215,296
What we verified
What we verified
31253 ok · 1 caution · 2 fail · 5 unknown
Legal & planning
Leasehold5 yr
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£175/yr
Service charge
Annual running cost
£2,712/yr
Extracted from listing description · verify with solicitor
Tenure & planning5 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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortRM1 1EZ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 16.2 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 · 2-bath · 618 sqft · London ×1.4
£28k–£54k
£ per sqft
building cost only
£45–£88
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£6,180–£11,124
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,652–£16,068
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 — +£123/mo · £44/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 | 10.04% | +£65 | £158,330 | 6.3% | Low | Feasible |
| Housing-benefit rent | 7.48% | -£341 | £158,330 | -7.9% | Med | Feasible |
| ⭐ Council lease | 10.04% | +£123 | £158,330 | 6.5% | Low | Feasible |
| Refurb & refinance | 10.04% | +£79 | £204,662 | 5.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£440 | £340,662 | -29% | 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:
- 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
-£115/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 10.04% as-is
As-is Rent it out
Monthly profit+£303
Return before costs on price10.04%
Cash needed£61,898
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,898
Δ vs Rent it out Monthly profit-£115
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
£56,000
Range: £47,600 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£52,032–£97,338full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£3,090–£5,562
- Replumb£2,472–£4,944
- Windows£6,798–£12,360
- Paint + decor£6,180–£11,124
- Flooring£8,652–£16,068
Comparables
sold within 0.5 miWide · CV 37.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£20,076
Section 24 credit£0
Annual tax due£330
Post-tax Monthly profit annual£636
Exit costs
Projected sale price (5y · 2%/yr growth)£220,816
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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£9,919
Rates as of Oct 2024
Acquisition costs
£158,330cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£90,830
Legal + survey£2,000
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£158,330
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
2-Bed, 2-Bath Ground Floor Apartment with Parking – No Onward Chain
Graveney Court, Riverside Close, Romford, RM1 1EZ
A fantastic opportunity to purchase this 2-bedroom, 2-bathroom ground-floor apartment in a convenient Romford location, offered chain-free with allocated parking.
Offers in Excess of £200,000, Cash Buyers Only
The property is well positioned for Romford Station, approximately 0.6 - 0.7 miles away, providing Elizabeth line and National Rail connections. Eve…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
RM1 · same beds + typeMedian nearby: £1,650/mo · 14 of 20 already let-£23 vs our est
- Frazer Close, Romford, RM1Let2b£1,800/moMay 2026
- Manor Road, Romford RM1Let2b£1,650/moMay 2026
- Riverside Close, Romford RM1Let2b£1,625/moMay 2026
- High Street, The Gatehouse High Stree…2b£1,500/moMay 2026
- Nayland Court, Market Place, Romford,…Let2b£1,600/moMay 2026
- Marwell Close, ROMFORDLet2b£1,500/moMay 2026
- North Street, Romford, RM12b£1,650/moMay 2026
- Eastern Road, Romford, RM1Let2b£2,100/moMay 2026
- Riverside Close, Romford, RM1Let2b£1,625/moMay 2026
- Old Mill Parade, Romford, Essex, RM1…Let2b£1,550/moMay 2026
- Verve Apartments, Romford, RM1 3FDLet2b£1,900/moMay 2026
- Tall Tree Court, Romford, RM1Let2b£1,650/moMay 2026
- Market Place, Romford, RM1Let2b£1,650/moMay 2026
- Hill Court, Main Road, Romford, Essex…2b£1,550/moMay 2026
- Nayland Court, Romford, RM12b£1,750/moMay 2026
- Buckingham Court, Carlisle Road, Romf…Let2b£1,600/moMay 2026
- Albert Road, Romford, RM12b£1,750/moMay 2026
- Verve Apartments, Mercury Gardens, Ro…2b£1,900/moMay 2026
- South Street, The Maltings South Stre…Let2b£1,600/moMay 2026
- Slaney Road, Romford, RM1Let2b£1,650/moMay 2026
Other deals nearby
RM1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · J M Properties
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£65
Cash needed
£158K
Return after costs
0.49%
IRR
1.25%
Riverside Close, Romford RM1
flat · 2 bed · 2 bath · 618 sqft
£200,000
est £1,673 · 10.04% gross
Chain freeLeasehold 5yrEPC CCash only
Priced below market
1 / 19
30/100
Marginal
10.04% — verify the rent + comps locally.
Priced below market -27% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.04% Return before costs — above-market
Lease 5 yrs — mortgage risk
Chain free
Price
£200K
27% below sold comps
Return before costs
10.04%
est rent £1,673/monot enough comparablesRange £1,578–£1,774/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
C
Energy rating
Deal flags2 issues
Cash buyers only
Often signals cladding, structural, or short-lease issues
Short lease — 5 yrs
Most lenders refuse below 60 yrs; extension cost likely £20k+
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: £1,578–£1,774/mo · n=104
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£68,123–£127,162 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£65
after mortgage, operating costs & tax
Rent in£1,673/mo gross
£1,609/mo collected · £64/mo lost to voids
Where it goes
£813Mortgage£716Costs
£65/mo left as profit · 4% of rent kept
Mortgage£813
Costs£716
Management£167
Maintenance£67
Insurance£28
CapEx reserve£84
Voids + council tax£8
Service charge + ground rent£241
Ltd co. accounts£104
Selective licensing£17
Tax£15
Profit+£65
Returns
Return before costs on price10.04%
Cash return on cash0.49%
Gross margin£893
Cash needed£158,330
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.98
Rent-covers-mortgage check PASS · stress 6.5% (target 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:
- 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 | £20,076 | £8,587 | £9,750 | £0 | £330 | £1,409 | £1,409 |
| Year 2 | £20,678 | £8,845 | £9,750 | £0 | £396 | £1,687 | £3,096 |
| Year 3 | £21,299 | £9,110 | £9,750 | £0 | £463 | £1,975 | £5,071 |
| Year 4 | £21,938 | £9,384 | £9,750 | £0 | £533 | £2,271 | £7,342 |
| Year 5 | £22,596 | £9,665 | £9,750 | £0 | £604 | £2,577 | £9,919 |
Rent by the room upside
What we verified
5216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining5 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£2,712/yr
Ground rentDoubling clauses kill mortgageability£175/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 37.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£184
CGT yr 5£0 · company level
5y net total£9,919
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£90,830
Legal + survey£2,000
Mortgage + broker£4,000
Cash needed£158,330
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
2-Bed, 2-Bath Ground Floor Apartment with Parking – No Onward Chain
Graveney Court, Riverside Close, Romford, RM1 1EZ
A fantastic opportunity to purchase this 2-bedroom, 2-bathroom ground-floor apartment in a convenient Romford location, offered chain-free with allocated parking.
Offers in Excess of £200,000, Cash Buyers Only
The property is well positioned for Romford Station, approximately 0.6 - 0.7 miles away, providing Elizabeth line and National Rail connections. Eve…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice