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Year 5 disposal
BMV -31%
⊞ View all 10
39/ 100
Weak
7.13% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.13% return before costs — above-market
- Priced below market -31% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£58/mo — mildly negative — equity build may cover
- -0.8% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£58/mo
You top up £58/mo
Price vs market
Below market value
-31% vs 12 sold · interior unseen
Return · IRR
-0.8%/yr
Loses money over 5 years
Cash left in
£3K
Stays in after refinancing at value
Price £200KCash to buy £70KReturn before costs on price 7.13%5-yr return on cash 3%Rent est. £1,188 (£1,161–£1,216)
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: £1,161–£1,216/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £49,999
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 (£2,415–£4,508 range), VAT-inclusive
Legal + survey (£)
Standard flat — £1,200 legal + £500 survey
Mortgage fees (£)
2% product fee on £149,996.25 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 sub-£200K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£58
after mortgage, operating costs & tax
Rent in£1,188/mo gross
£1,142/mo collected · £46/mo lost to voids
Where it goes
£812Mortgage£387Costs
Outgoings exceed rent — you top up £58/mo
Mortgage£812
Costs£387
Management£119
Maintenance£67
Insurance£20
CapEx reserve£59
Voids + council tax£6
Ltd co. accounts£104
Selective licensing£12
Tax—
Shortfall−£58
Returns
Return before costs on price7.13%
Cash return on cash-0.98%
Gross margin£755
Cash needed£70,419
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
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 | £14,256 | £4,650 | £9,750 | £0 | £0 | -£144 | -£144 |
| Year 2 | £14,684 | £4,789 | £9,750 | £0 | £27 | £118 | -£26 |
| Year 3 | £15,124 | £4,933 | £9,750 | £0 | £84 | £357 | £331 |
| Year 4 | £15,578 | £5,081 | £9,750 | £0 | £142 | £605 | £936 |
| Year 5 | £16,045 | £5,234 | £9,750 | £0 | £202 | £860 | £1,796 |
Disposal gain (gross)-£1,125
CGT£0
Net Disposal proceeds£215,290
What we verified
What we verified
20092 ok · 0 caution · 0 fail · 9 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 profileUnknown
Tenant profilelikely cohortEN2 8LN · 0 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University College London · 15.2 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 costUnknown
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
0-bed · 1-bath · 525 sqft · London ×1.4
£21k–£42k
£ per sqft
building cost only
£41–£80
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£5,250–£9,450
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,350–£13,650
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 history157d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£73,000 in 2001 → £199,995 asking
+174.0%in 25y
- 2001£73,000+21.7% in 1y
- 2000£60,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£91/mo · £137/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 | 7.13% | -£58 | £70,419 | 2.6% | Low | Feasible |
| Housing-benefit rent | 6.88% | -£163 | £70,419 | -2.6% | Med | Feasible |
| ⭐ Council lease | 7.13% | +£91 | £70,419 | 11.7% | Low | Feasible |
| Refurb & refinance | 7.13% | -£46 | £81,707 | 3.0% | Med | Feasible |
| Short-stay let / Airbnb | 7.18% | -£359 | £70,419 | -27.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£191 | £217,703 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context568 active short-lets nearby
Short-let market context
- 568 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £1,147/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £1,147
- 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
Local lettings demandby strategyLive area data
Short-stay let25% occupancy
£160/night ADR
Based on 21 short-let comps nearby
Rent by the room conversion upside
+£208/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 7.13% as-is
As-is Rent it out
Monthly profit-£20
Return before costs on price7.13%
Cash needed£61,897
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,897
Δ vs Rent it out Monthly profit+£208
Show conversion detail
Cannot Rent by the room:Only 0 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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.
Comparables
sold within 0.5 miWide · CV 37.5%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
- GoodWren Academy EnfieldSecondary · Free schools · EN2 8GH
- Not ratedOne Degree AcademyPrimary · Free schools · EN2 8GH
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£14,256
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£692
Exit costs
Projected sale price (5y · 2%/yr growth)£220,811
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£1,796
Rates as of Oct 2024
Acquisition costs
£70,419cash neededPurchase price£199,995
Deposit (25%)£49,999
Stamp duty+5% additional-property surcharge£11,500
Refurb£3,220
Legal + survey£1,700
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£70,419
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Share of Freehold Modern studio flat with breathtaking scenic views. Flooded with natural light from large windows in a quiet development. functional kitchen and bathroom. Ideal for first time buyers or investors.
Embrace the tranquillity of this stylish studio flat with far-reaching scenic views in a quiet development. The property boasts an abundance of natural light streaming through its large windows, creating a bright and airy living space. Enjoy the modern kitchen with…
Floor plans
Listing metarightmove · Atkinsons Residential
About this listing
157 days · RightmovePrice history
5-year price trend
Monthly profit
−£58
Cash needed
£70K
Return after costs
-0.98%
IRR
-0.76%
Listed 157d ago
165, DUNRAVEN DRIVE, ENFIELD, EN2 8LN
✓ Verified address
studio · 1 bath
£199,995
est £1,188 · 7.13% gross
Priced below market
1 / 10
39/100
Marginal
7.13% — verify the rent + comps locally.
Priced below market -31% vs 12 nearby sold (last 12 mo)
7.13% Return before costs — above-market
Price
£200K
31% below sold comps
Return before costs
7.13%
est rent £1,188/monot enough comparablesRange £1,161–£1,216/mo (Q1–Q3)
Bedrooms
0
1 bath
Energy rating
—
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: £1,161–£1,216/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £49,999
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 (£2,415–£4,508 range), VAT-inclusive
Legal + survey (£)
Standard flat — £1,200 legal + £500 survey
Mortgage fees (£)
2% product fee on £149,996.25 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 sub-£200K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£58
after mortgage, operating costs & tax
Rent in£1,188/mo gross
£1,142/mo collected · £46/mo lost to voids
Where it goes
£812Mortgage£387Costs
Outgoings exceed rent — you top up £58/mo
Mortgage£812
Costs£387
Management£119
Maintenance£67
Insurance£20
CapEx reserve£59
Voids + council tax£6
Ltd co. accounts£104
Selective licensing£12
Tax—
Shortfall−£58
Returns
Return before costs on price7.13%
Cash return on cash-0.98%
Gross margin£755
Cash needed£70,419
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context568 active short-lets nearby
Short-let market context
- 568 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £1,147/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £1,147
- 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 | £14,256 | £4,650 | £9,750 | £0 | £0 | -£144 | -£144 |
| Year 2 | £14,684 | £4,789 | £9,750 | £0 | £27 | £118 | -£26 |
| Year 3 | £15,124 | £4,933 | £9,750 | £0 | £84 | £357 | £331 |
| Year 4 | £15,578 | £5,081 | £9,750 | £0 | £142 | £605 | £936 |
| Year 5 | £16,045 | £5,234 | £9,750 | £0 | £202 | £860 | £1,796 |
Rent by the room upside
What we verified
11010
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▾
EPCPostcode estimate — check the registerNot stated on the listing
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftNot stated on the listing
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicCheck locally
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 37.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,796
Acquisition costs
25% deposit£49,999
Stamp duty£11,500
Refurb£3,220
Legal + survey£1,700
Mortgage + broker£4,000
Cash needed£70,419
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 copyRightmove
Share of Freehold Modern studio flat with breathtaking scenic views. Flooded with natural light from large windows in a quiet development. functional kitchen and bathroom. Ideal for first time buyers or investors.
Embrace the tranquillity of this stylish studio flat with far-reaching scenic views in a quiet development. The property boasts an abundance of natural light streaming through its large windows, creating a bright and airy living space. Enjoy the modern kitchen with…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice