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Year 5 disposal
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Weak
4.74% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Monthly profit −£937/mo — heavily negative — needs monthly capital injection
- -5.4% 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
−£937/mo
You top up £937/mo
Price
£650K
No local sold comps to compare
Return · IRR
-5.4%/yr
Loses money over 5 years
Cash to get in
£251K
Deposit + fees + refurb
Return before costs on price · Rent by the room 4.74%5-yr return on cash -18%Rent est. £2,394 (£2,147–£2,669)
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: £2,147–£2,669/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £162,500
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 (£15,210–£28,392 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £487,500 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
-£937
after mortgage, operating costs & tax
Rent in£2,394/mo gross
£2,302/mo collected · £92/mo lost to voids
Where it goes
£2,641Mortgage£598Costs
Outgoings exceed rent — you top up £937/mo
Mortgage£2,641
Costs£598
Management£239
Maintenance£67
Insurance£40
CapEx reserve£120
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£20
Tax—
Shortfall−£937
Returns
Return before costs on price4.42%
Cash return on cash-4.47%
Gross margin£1,704
Cash needed£251,430
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.87
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 | £28,728 | £7,176 | £31,688 | £0 | £0 | -£10,136 | -£10,136 |
| Year 2 | £29,590 | £7,391 | £31,688 | £0 | £0 | -£9,489 | -£19,625 |
| Year 3 | £30,478 | £7,613 | £31,688 | £0 | £0 | -£8,823 | -£28,448 |
| Year 4 | £31,392 | £7,842 | £31,688 | £0 | £0 | -£8,137 | -£36,585 |
| Year 5 | £32,334 | £8,077 | £31,688 | £0 | £0 | -£7,431 | -£44,016 |
Disposal gain (gross)-£28,469
CGT£0
Net Disposal proceeds£699,711
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
Conversion approvability
Per-property planning assessment
Uncertain35% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 34% (224 decisions)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈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.
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Designation 2: 18 wards (all except Wembley Park)
Rates as of May 2026
Building condition
Energy ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 cohortHA0 2HQ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Imperial College · 11.2 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 2-bath · 883 sqft · London ×1.4
£34k–£66k
£ per sqft
building cost only
£39–£75
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£8,830–£15,894
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,362–£22,958
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 history137d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£235,000 in 2004 → £650,000 asking
+176.6%in 22y
- 2004£235,000—
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 — -£597/mo · £319/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 | 4.42% | -£937 | £251,430 | -17.5% | Low | Feasible |
| Housing-benefit rent | 3.09% | -£1,620 | £251,430 | -33.9% | Med | Feasible |
| ⭐ Council lease | 4.42% | -£597 | £251,430 | -11.2% | Low | Feasible |
| Refurb & refinance | 4.42% | -£917 | £292,042 | -14.6% | Med | Feasible |
| Short-stay let / Airbnb | 1.35% | -£2,619 | £251,430 | -62.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£211 | £736,292 | 6% | Med | Feasible |
| Rent by the room | 4.74% | -£2,586 | £277,430 | -51.2% | — | Feasible |
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 North West London · cap £1,675/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North West London
- LHA monthly cap:
- £1,675
- 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
£97/night ADR
Based on 42 short-let comps nearby
Rent by the room conversion upside
-£727/mo cash flow vs Rent it out if converted to Rent by the room
4.43% Return before costs on price converted vs 4.42% as-is
Room mix (3 lettable rooms)
1× Double @ £902/mo1× Single @ £646/mo1× En-suite @ £1,022/mo
≈ £2,570/mo gross room income
As-is Rent it out
Monthly profit-£799
Return before costs on price4.42%
Cash needed£174,398
If converted to Rent by the room
Monthly profit-£1,526
Return before costs on price4.43%
Cash needed£190,398
Δ vs Rent it out Monthly profit-£727
Show conversion detail
Conversion cost estimate
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 35% 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 34% (224 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.
£63,692–£118,803full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£4,415–£7,947
- Replumb£3,532–£7,064
- Windows£9,713–£17,660
- Paint + decor£8,830–£15,894
- Flooring£12,362–£22,958
Based on 3468 HMO comps within 3.0 km
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
Article 4 for HMOs
≈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.
Tax treatment
Annual gross rent£28,728
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£11,241
Exit costs
Projected sale price (5y · 2%/yr growth)£717,653
Capital gain (pre-CGT)£67,653
Sale costs (~2.5%)£17,941
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-£44,016
Rates as of Oct 2024
Acquisition costs
£251,430cash neededPurchase price£650,000
Deposit (25%)£162,500
Stamp duty+5% additional-property surcharge£55,000
Refurb£20,280
Legal + survey£2,900
Mortgage fees£10,750
Total cash neededdeposit + costs (loan covers the rest)£251,430
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This charming semi-detached Victorian home near Horsenden Hill offers three well-proportioned bedrooms, high ceilings, and attractive bay windows, filled with natural light and character throughout. The home boasts a modern fitted kitchen and two generous reception rooms, providing flexible space for entertaining, relaxing, or working from home.
Ideally located within an excellent school catchment area and just a short walk from Sudbury Town Tube Station, the property offers…
Floor plans
Listing metarightmove · ElliotLee
About this listing
137 days · RightmovePrice history
5-year price trend
Monthly profit
−£937
Cash needed
£251K
Return after costs
-4.47%
IRR
-5.45%
Listed 137d ago
Barham Close, Wembley, HA0
semi-detached · 3 bed · 2 bath · 883 sqft
£650,000
est £2,394 · 4.42% gross
EPC E
1 / 13
0/100
Marginal
4.74% Rent by the room strategy — market rent unverified, verify locally.
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£650K
Return before costs (best)
4.74%
Rent by the room
Bedrooms
3
2 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — 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: £2,147–£2,669/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £162,500
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 (£15,210–£28,392 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £487,500 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
-£937
after mortgage, operating costs & tax
Rent in£2,394/mo gross
£2,302/mo collected · £92/mo lost to voids
Where it goes
£2,641Mortgage£598Costs
Outgoings exceed rent — you top up £937/mo
Mortgage£2,641
Costs£598
Management£239
Maintenance£67
Insurance£40
CapEx reserve£120
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£20
Tax—
Shortfall−£937
Returns
Return before costs on price4.42%
Cash return on cash-4.47%
Gross margin£1,704
Cash needed£251,430
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.87
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 North West London · cap £1,675/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North West London
- LHA monthly cap:
- £1,675
- 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 | £28,728 | £7,176 | £31,688 | £0 | £0 | -£10,136 | -£10,136 |
| Year 2 | £29,590 | £7,391 | £31,688 | £0 | £0 | -£9,489 | -£19,625 |
| Year 3 | £30,478 | £7,613 | £31,688 | £0 | £0 | -£8,823 | -£28,448 |
| Year 4 | £31,392 | £7,842 | £31,688 | £0 | £0 | -£8,137 | -£36,585 |
| Year 5 | £32,334 | £8,077 | £31,688 | £0 | £0 | -£7,431 | -£44,016 |
Rent by the room upside
What we verified
5016
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~£6,000–£12,000 to upgrade to CE
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£6,338
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£44,016
Acquisition costs
25% deposit£162,500
Stamp duty£55,000
Refurb£20,280
Legal + survey£2,900
Mortgage + broker£10,750
Cash needed£251,430
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
This charming semi-detached Victorian home near Horsenden Hill offers three well-proportioned bedrooms, high ceilings, and attractive bay windows, filled with natural light and character throughout. The home boasts a modern fitted kitchen and two generous reception rooms, providing flexible space for entertaining, relaxing, or working from home.
Ideally located within an excellent school catchment area and just a short walk from Sudbury Town Tube Station, the property offers…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice