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Year 5 disposal
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0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
Why to be cautious
- Monthly profit −£792/mo — heavily negative — needs monthly capital injection
- 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
−£792/mo
You top up £792/mo
Price
£120K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
£47K
Deposit + fees + refurb
5-yr return on cash -103%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£792
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£488Mortgage£305Costs
Outgoings exceed rent — you top up £792/mo
Mortgage£488
Costs£305
Maintenance£67
Insurance£20
Voids + council tax£7
Service charge + ground rent£106
Ltd co. accounts£104
Tax—
Shortfall−£792
Returns
Return before costs on price0.00%
Cash return on cash-20.13%
Gross margin-£305
Cash needed£47,217
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £3,655 | £5,850 | £0 | £0 | -£9,505 | -£9,505 |
| Year 2 | £0 | £3,765 | £5,850 | £0 | £0 | -£9,615 | -£19,120 |
| Year 3 | £0 | £3,878 | £5,850 | £0 | £0 | -£9,728 | -£28,847 |
| Year 4 | £0 | £3,994 | £5,850 | £0 | £0 | -£9,844 | -£38,691 |
| Year 5 | £0 | £4,114 | £5,850 | £0 | £0 | -£9,964 | -£48,655 |
Disposal gain (gross)-£5,240
CGT£0
Net Disposal proceeds£129,177
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 cohortHP3 9GY · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University College London · 31.8 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
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 history130d on marketno cuts yet
Strategy matrix
Housing-benefit rent wins — -£86/mo · £698/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£792 | £47,217 | -103.0% | Low | Feasible |
| ⭐ Housing-benefit rent | 9.47% | -£86 | £47,217 | 1.6% | Med | Feasible |
| Council lease | 0.00% | -£785 | £47,217 | -102.0% | Low | Feasible |
| Refurb & refinance | 0.00% | -£792 | £55,784 | -87.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£297 | £136,984 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA South West Herts · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- South West Herts
- LHA monthly cap:
- £947
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
+£1,112/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£672
Return before costs on price0.00%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costs on price24.00%
Cash needed£57,898
Δ vs Rent it out Monthly profit+£1,112
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodLime Walk Primary SchoolPrimary · Community school · HP3 9LN
- GoodNash Mills Church of England Primary SchoolPrimary · Voluntary aided school · HP3 9XB
- Not ratedBelswains Primary SchoolPrimary · Community school · HP3 9QJ
- Not ratedTudor Primary SchoolPrimary · Community school · HP3 9ER
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£9,505
Exit costs
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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-£48,655
Rates as of Oct 2024
Acquisition costs
£47,217cash neededPurchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£6,417
Legal + survey£2,000
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£47,217
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUMMARY 50% SHARED OWNERSHIP AVAILABLE! Executive apartment at Nash Mills Wharf with many benefits including ALLOCATED PARKING, integrated appliances, gas central heating and a delightful balcony with views of the Wharf. Walking distance to the station with services to London Euston. Call now!
DESCRIPTION 50% SHARED OWNERSHIP AVAILABLE! PRESENTED TO A HIGH STANDARD THROUGHOUT!
Executive apartment at Nash Mills Wharf with many benefits including allocated parking, integrate…
Floor plans
Listing metarightmove · Connells
About this listing
130 days · RightmovePrice history
5-year price trend
Monthly profit
−£792
Cash needed
£47K
Return after costs
-20.13%
IRR
—
Listed 130d ago
Croxley Road, Nash Mills Wharf, Hemel Hempstead
flat · 1 bed · 1 bath
£120,000
1 / 12
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£792/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£120K
Return before costs
—
rent unknown
Bedrooms
1
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Shared ownership
Restricted resale; staircasing required
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£792
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£488Mortgage£305Costs
Outgoings exceed rent — you top up £792/mo
Mortgage£488
Costs£305
Maintenance£67
Insurance£20
Voids + council tax£7
Service charge + ground rent£106
Ltd co. accounts£104
Tax—
Shortfall−£792
Returns
Return before costs on price0.00%
Cash return on cash-20.13%
Gross margin-£305
Cash needed£47,217
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA South West Herts · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- South West Herts
- LHA monthly cap:
- £947
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 | £0 | £3,655 | £5,850 | £0 | £0 | -£9,505 | -£9,505 |
| Year 2 | £0 | £3,765 | £5,850 | £0 | £0 | -£9,615 | -£19,120 |
| Year 3 | £0 | £3,878 | £5,850 | £0 | £0 | -£9,728 | -£28,847 |
| Year 4 | £0 | £3,994 | £5,850 | £0 | £0 | -£9,844 | -£38,691 |
| Year 5 | £0 | £4,114 | £5,850 | £0 | £0 | -£9,964 | -£48,655 |
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£1,073/yr
Ground rentDoubling clauses kill mortgageability£200/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£1,170
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£48,655
Acquisition costs
25% deposit£30,000
Stamp duty£6,000
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£2,800
Cash needed£47,217
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
SUMMARY 50% SHARED OWNERSHIP AVAILABLE! Executive apartment at Nash Mills Wharf with many benefits including ALLOCATED PARKING, integrated appliances, gas central heating and a delightful balcony with views of the Wharf. Walking distance to the station with services to London Euston. Call now!
DESCRIPTION 50% SHARED OWNERSHIP AVAILABLE! PRESENTED TO A HIGH STANDARD THROUGHOUT!
Executive apartment at Nash Mills Wharf with many benefits including allocated parking, integrate…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice