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Year 5 disposal
⊞ View all 13
27/ 100
Weak
7.18% Guaranteed council rent return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£312/mo — significantly negative — real recurring drain
- -2.2% 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
−£312/mo
You top up £312/mo
Price vs market
Above comparable sales
+21% vs 12 sold
Return · IRR
-2.2%/yr
Loses money over 5 years
Cash to get in
£215K
Deposit + fees + refurb
Price £525KReturn before costs on price · Guaranteed council rent 7.18%5-yr return on cash -3%Rent est. £2,493 (£2,374–£2,618)
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: £2,374–£2,618/mo · n=34
Financing
DepositYour cash in — the rest is the mortgage25% · £131,250
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 (£22,252–£41,537 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £393,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£312
after mortgage, operating costs & tax
Rent in£2,493/mo gross
£2,397/mo collected · £96/mo lost to voids
Where it goes
£2,133Mortgage£576Costs
Outgoings exceed rent — you top up £312/mo
Mortgage£2,133
Costs£576
Management£249
Maintenance£50
Insurance£40
CapEx reserve£125
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£312
Returns
Return before costs on price5.70%
Cash return on cash-1.74%
Gross margin£1,821
Cash needed£215,194
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 | £29,916 | £6,913 | £25,594 | £0 | £0 | -£2,591 | -£2,591 |
| Year 2 | £30,813 | £7,120 | £25,594 | £0 | £0 | -£1,901 | -£4,491 |
| Year 3 | £31,738 | £7,334 | £25,594 | £0 | £0 | -£1,190 | -£5,681 |
| Year 4 | £32,690 | £7,554 | £25,594 | £0 | £0 | -£458 | -£6,139 |
| Year 5 | £33,671 | £7,781 | £25,594 | £0 | £56 | £240 | -£5,898 |
Disposal gain (gross)-£34,918
CGT£0
Net Disposal proceeds£565,151
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band 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 cohortIG1 2XF · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Queen Mary · 8.8 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 1-bath · 1369 sqft · London ×1.4
£42k–£79k
£ per sqft
building cost only
£30–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£13,690–£24,642
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£19,166–£35,594
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 history147d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£250,000 in 2011 → £525,000 asking
+110.0%in 15y
- 2011£250,000+19.0% in 5y
- 2006£210,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent by the room wins — +£568/mo · £534/mo ahead of Council lease (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.70% | -£312 | £215,194 | -2.7% | Low | Feasible |
| Housing-benefit rent | 4.10% | -£991 | £215,194 | -21.6% | Med | Feasible |
| Council lease | 5.70% | +£34 | £215,194 | 4.0% | Low | Feasible |
| Refurb & refinance | 5.70% | -£312 | £253,312 | -2.3% | Med | Feasible |
| Short-stay let / Airbnb | 6.27% | -£843 | £215,194 | -21.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £611,937 | 3% | Med | Feasible |
| ⭐ Rent by the room | 4.63% * | +£568 | £220,634 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Short-let (SA) context276 active short-lets nearby
Short-let market context
- 276 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,795/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,795
- 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
Local lettings demandby strategyLive area data
Short-stay let25% occupancy
£366/night ADR
Based on 17 short-let comps nearby
Rent by the room conversion upside
-£808/mo cash flow vs Rent it out if converted to Rent by the room
5.49% Return before costs on price converted vs 5.70% as-is
£525k → 6-bed HMO @ ~£704/room: £4,145 pcm gross, ~£2,373 pcm net (4.6% net on £614k all-in incl. ~£44k works); needs +2 bathrooms; GDV ~£407k → refinance releases ~£-89k (~£309k left in)
high confidence
Unlocks ~£18,384/yr extra rent
4 → 6 lettable rooms · ~5.6% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the EPC certificate — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 7 habitable rooms (4 beds + 3 reception(s)) in 127 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms (1 double, 0 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Redbridge adopted standard (6.51/10.22 m²; Redbridge mandatory HMO licence conditions / guidance on HMO standards); 1 room size(s) not printed on the plan — counted but unverified vs the standard; adds ~£1,532/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 6 bed HMO+1 double, +1 single4.63% net on cost3.09% cash-on-cashuplift 3.94% → 5.57%
💷 Refinance could release ~-£88,688
HMO licence+2 bathroom needed
Sized to Redbridge's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (4 lettable rooms)
2× Double @ £768/mo1× Single @ £568/mo1× En-suite @ £960/mo
≈ £3,064/mo gross room income
As-is Rent it out
Monthly profit-£231
Return before costs on price5.70%
Cash needed£143,148
If converted to Rent by the room
Monthly profit-£1,038
Return before costs on price5.49%
Cash needed£159,148
Δ vs Rent it out Monthly profit-£808
+2 rooms (6 total)
Monthly profit+£445
Return before costs on price10.51%
Cash needed£179,148
Extra rent+£1,532/mo
Show conversion detail
Conversion cost estimate
£42,000
Range: £33,600 – £53,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£77,876–£144,969full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£6,845–£12,321
- Replumb£5,476–£10,952
- Windows£15,059–£27,380
- Paint + decor£13,690–£24,642
- Flooring£19,166–£35,594
Based on 3543 HMO comps within 2.7 km
Comparables
sold within 0.5 miWide · CV 17.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingLoxford SchoolAll-through · Academy converter · IG1 2UT
- GoodWinston Way AcademyPrimary · Academy converter · IG1 2WS
- GoodWoodlands Primary SchoolPrimary · Community school · IG1 2PY
- Not ratedThe Constance Bridgeman CentreNot applicable · Pupil referral unit · IG1 2UT
- Not ratedUphall Primary SchoolPrimary · Community school · IG1 2JD
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£29,916
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,741
Exit costs
Projected sale price (5y · 2%/yr growth)£579,642
Capital gain (pre-CGT)£54,642
Sale costs (~2.5%)£14,491
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-£5,898
Rates as of Oct 2024
Acquisition costs
£215,194cash neededPurchase price£525,000
Deposit (25%)£131,250
Stamp duty+5% additional-property surcharge£42,500
Refurb£29,669
Legal + survey£2,900
Mortgage fees£8,875
Total cash neededdeposit + costs (loan covers the rest)£215,194
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Guide price £550,000 - £575,000 This four-bedroom end of terrace house is for sale in Ilford and offers flexible accommodation across two floors. The ground floor includes a separate reception room to the front and a second separate reception room, providing options for living and dining spaces. There is a kitchen/diner, allowing room for both cooking and everyday meals, and a ground floor WC. On the first floor, the property features a bathroom serving the four bedrooms.
Th…
Floor plans
Nearby active comparables6 rentals · 5 deals
Comparable rentals
IG1 · same beds + typeMedian nearby: £2,625/mo · 5 of 6 already let+£132 vs our est
- South Park Road, Ilford, Redbridge, E…Let4b£2,650/moMay 2026
- Windsor Road, Ilford, IG1Let4b£2,800/moMay 2026
- Britannia Road, Redbridge, Ilford, Es…Let4b£2,600/moMay 2026
- Stanley Road, Ilford, London, IG1Let4b£2,500/moMay 2026
- Henley Road, Ilford, London, IG14b£2,680/moDec 2025
- cedar close , ilford IG1Let4b£2,500/moMay 2026
Listing metarightmove · Payne & Co
About this listing
147 days · RightmovePrice history
5-year price trend
Monthly profit
−£312
Cash needed
£215K
Return after costs
-1.74%
IRR
-2.21%
Listed 147d ago
2, STAINES ROAD, ILFORD, IG1 2XF
✓ Verified address
terraced · 4 bed · 1 bath · 1,141 sqft (EPC)
Agent listing: 1,369 sqft (+20%)
£525,000
est £2,493 · 5.70% gross
EPC D
1 / 13
27/100
Marginal
7.18% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£525K
21% above sold comps
Return before costs (best)
7.18%
Council
Bedrooms
4
1 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: £2,374–£2,618/mo · n=34
Financing
DepositYour cash in — the rest is the mortgage25% · £131,250
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 (£22,252–£41,537 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £393,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£312
after mortgage, operating costs & tax
Rent in£2,493/mo gross
£2,397/mo collected · £96/mo lost to voids
Where it goes
£2,133Mortgage£576Costs
Outgoings exceed rent — you top up £312/mo
Mortgage£2,133
Costs£576
Management£249
Maintenance£50
Insurance£40
CapEx reserve£125
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£312
Returns
Return before costs on price5.70%
Cash return on cash-1.74%
Gross margin£1,821
Cash needed£215,194
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)
Short-let (SA) context276 active short-lets nearby
Short-let market context
- 276 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,795/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,795
- 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 | £29,916 | £6,913 | £25,594 | £0 | £0 | -£2,591 | -£2,591 |
| Year 2 | £30,813 | £7,120 | £25,594 | £0 | £0 | -£1,901 | -£4,491 |
| Year 3 | £31,738 | £7,334 | £25,594 | £0 | £0 | -£1,190 | -£5,681 |
| Year 4 | £32,690 | £7,554 | £25,594 | £0 | £0 | -£458 | -£6,139 |
| Year 5 | £33,671 | £7,781 | £25,594 | £0 | £56 | £240 | -£5,898 |
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 17.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,119
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,898
Acquisition costs
25% deposit£131,250
Stamp duty£42,500
Refurb£29,669
Legal + survey£2,900
Mortgage + broker£8,875
Cash needed£215,194
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
Guide price £550,000 - £575,000 This four-bedroom end of terrace house is for sale in Ilford and offers flexible accommodation across two floors. The ground floor includes a separate reception room to the front and a second separate reception room, providing options for living and dining spaces. There is a kitchen/diner, allowing room for both cooking and everyday meals, and a ground floor WC. On the first floor, the property features a bathroom serving the four bedrooms.
Th…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice