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Year 5 disposal
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0/ 100
Weak
5.36% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£645/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.
- 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
−£645/mo
You top up £645/mo
Price
£400K
No local sold comps to compare
Return · IRR
-5.4%/yr
Loses money over 5 years
Cash to get in
£158K
Deposit + fees + refurb
Return before costs on price 5.36%5-yr return on cash -19%Rent est. £1,785 (£1,620–£1,967)
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: £1,620–£1,967/mo · n=80
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£13,805–£25,768 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £300,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£645
after mortgage, operating costs & tax
Rent in£1,785/mo gross
£1,716/mo collected · £69/mo lost to voids
Where it goes
£1,625Mortgage£736Costs
Outgoings exceed rent — you top up £645/mo
Mortgage£1,625
Costs£736
Management£179
Maintenance£67
Insurance£40
CapEx reserve£89
Voids + council tax£7
Service charge + ground rent£233
Ltd co. accounts£104
Selective licensing£18
Tax—
Shortfall−£645
Returns
Return before costs on price5.36%
Cash return on cash-4.90%
Gross margin£980
Cash needed£157,931
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.06
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 | £21,420 | £8,838 | £19,500 | £0 | £0 | -£6,917 | -£6,917 |
| Year 2 | £22,063 | £9,103 | £19,500 | £0 | £0 | -£6,540 | -£13,458 |
| Year 3 | £22,724 | £9,376 | £19,500 | £0 | £0 | -£6,151 | -£19,609 |
| Year 4 | £23,406 | £9,657 | £19,500 | £0 | £0 | -£5,751 | -£25,360 |
| Year 5 | £24,108 | £9,947 | £19,500 | £0 | £0 | -£5,338 | -£30,698 |
Disposal gain (gross)-£20,339
CGT£0
Net Disposal proceeds£430,592
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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 profileMixed demand
Tenant profilelikely cohortRM3 0LZ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 20.2 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 · 786 sqft · London ×1.4
£32k–£62k
£ per sqft
building cost only
£41–£79
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£7,860–£14,148
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,004–£20,436
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history136d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£385,000 in 2017 → £400,000 asking
+3.9%in 9y
- 2017£385,000—
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 — -£570/mo · £57/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 | 5.36% | -£645 | £157,931 | -19.4% | Low | Feasible |
| Housing-benefit rent | 3.74% | -£1,155 | £157,931 | -38.9% | Med | Feasible |
| ⭐ Council lease | 5.36% | -£570 | £157,931 | -19.2% | Low | Feasible |
| Refurb & refinance | 5.36% | -£627 | £185,293 | -15.9% | Med | Feasible |
| Short-stay let / Airbnb | 5.45% | -£1,119 | £157,931 | -41.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£444 | £458,293 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context260 active short-lets nearby
Short-let market context
- 260 active short-let listings in this postcode
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
Local lettings demandby strategyLive area data
Short-stay let25% occupancy
£243/night ADR
Based on 16 short-let comps nearby
Rent by the room conversion upside
-£233/mo cash flow vs Rent it out if converted to Rent by the room
7.20% Return before costs on price converted vs 5.36% as-is
As-is Rent it out
Monthly profit-£317
Return before costs on price5.36%
Cash needed£111,898
If converted to Rent by the room
Monthly profit-£550
Return before costs on price7.20%
Cash needed£127,898
Δ vs Rent it out Monthly profit-£233
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
£59,424–£110,946full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£3,930–£7,074
- Replumb£3,144–£6,288
- Windows£8,646–£15,720
- Paint + decor£7,860–£14,148
- Flooring£11,004–£20,436
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
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingRedden Court SchoolSecondary · Academy converter · RM3 0TS
- GoodHarold Court Primary SchoolPrimary · Community school · RM3 0SH
- Not ratedHarold Wood Primary SchoolPrimary · Community school · RM3 0TH
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£21,420
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,741
Exit costs
Projected sale price (5y · 2%/yr growth)£441,632
Capital gain (pre-CGT)£41,632
Sale costs (~2.5%)£11,041
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-£30,698
Rates as of Oct 2024
Acquisition costs
£157,931cash neededPurchase price£400,000
Deposit (25%)£100,000
Stamp duty+5% additional-property surcharge£30,000
Refurb£18,406
Legal + survey£2,525
Mortgage fees£7,000
Total cash neededdeposit + costs (loan covers the rest)£157,931
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Seamless living awaits at this modern two-bedroom apartment in Kings Park, Harold Wood, offering effortless access to the Elizabeth Line station and picturesque green spaces, all within a secure environment with gated parking.
This spacious apartment, spanning 786 sq ft, is thoughtfully designed for contemporary comfort. Enjoy stair-free access via a lift to all floors, leading to a generous T-shaped hallway that includes a large double storage cupboard and a separate utilit…
Floor plans
Listing metarightmove · eXp UK
About this listing
136 days · RightmovePrice history
5-year price trend
Monthly profit
−£645
Cash needed
£158K
Return after costs
-4.90%
IRR
-5.41%
Listed 136d ago
THISTLE HOUSE, 1 FLAT 14, WILDCARY LANE, ROMFORD, RM3 0LZ
flat · 2 bed · 2 bath · 786 sqft
£400,000
est £1,785 · 5.36% gross
1 / 18
0/100
Marginal
5.36% — verify the rent + comps locally.
5.36% Return before costs — around the area average for this property type.
Monthly profit −£645/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£400K
Return before costs
5.36%
est rent £1,785/monot enough comparablesRange £1,620–£1,967/mo (Q1–Q3)
Bedrooms
2
2 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: £1,620–£1,967/mo · n=80
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£13,805–£25,768 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £300,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£645
after mortgage, operating costs & tax
Rent in£1,785/mo gross
£1,716/mo collected · £69/mo lost to voids
Where it goes
£1,625Mortgage£736Costs
Outgoings exceed rent — you top up £645/mo
Mortgage£1,625
Costs£736
Management£179
Maintenance£67
Insurance£40
CapEx reserve£89
Voids + council tax£7
Service charge + ground rent£233
Ltd co. accounts£104
Selective licensing£18
Tax—
Shortfall−£645
Returns
Return before costs on price5.36%
Cash return on cash-4.90%
Gross margin£980
Cash needed£157,931
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.06
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context260 active short-lets nearby
Short-let market context
- 260 active short-let listings in this postcode
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 | £21,420 | £8,838 | £19,500 | £0 | £0 | -£6,917 | -£6,917 |
| Year 2 | £22,063 | £9,103 | £19,500 | £0 | £0 | -£6,540 | -£13,458 |
| Year 3 | £22,724 | £9,376 | £19,500 | £0 | £0 | -£6,151 | -£19,609 |
| Year 4 | £23,406 | £9,657 | £19,500 | £0 | £0 | -£5,751 | -£25,360 |
| Year 5 | £24,108 | £9,947 | £19,500 | £0 | £0 | -£5,338 | -£30,698 |
Rent by the room upside
What we verified
4307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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 + sqftEstimate available
Service chargeReduces net yield£2,500/yr
Ground rentDoubling clauses kill mortgageability£300/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,900
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£30,698
Acquisition costs
25% deposit£100,000
Stamp duty£30,000
Refurb£18,406
Legal + survey£2,525
Mortgage + broker£7,000
Cash needed£157,931
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
Seamless living awaits at this modern two-bedroom apartment in Kings Park, Harold Wood, offering effortless access to the Elizabeth Line station and picturesque green spaces, all within a secure environment with gated parking.
This spacious apartment, spanning 786 sq ft, is thoughtfully designed for contemporary comfort. Enjoy stair-free access via a lift to all floors, leading to a generous T-shaped hallway that includes a large double storage cupboard and a separate utilit…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice