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Year 5 disposal
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26/ 100
Weak
6.19% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Tenanted in situ — instant Monthly profit from completion
Why to be cautious
- Monthly profit −£169/mo — mildly negative — equity build may cover
- -1.4% 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
−£169/mo
You top up £169/mo
Price
£445K
Around comparable sold prices
Return · IRR
-1.4%/yr
Loses money over 5 years
Cash to get in
£179K
Deposit + fees + refurb
Return before costs on price 6.19%5-yr return on cash 1%Rent est. £2,295 (£2,165–£2,433)
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: £2,165–£2,433/mo · n=42
Financing
DepositYour cash in — the rest is the mortgage25% · £111,250
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 (£17,630–£32,908 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £333,750 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
-£169
after mortgage, operating costs & tax
Rent in£2,295/mo gross
£2,207/mo collected · £88/mo lost to voids
Where it goes
£1,808Mortgage£568Costs
Outgoings exceed rent — you top up £169/mo
Mortgage£1,808
Costs£568
Management£230
Maintenance£50
Insurance£40
CapEx reserve£115
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£23
Tax—
Shortfall−£169
Returns
Return before costs on price6.19%
Cash return on cash-1.14%
Gross margin£1,638
Cash needed£179,081
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.22
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 | £27,540 | £6,821 | £21,694 | £0 | £0 | -£975 | -£975 |
| Year 2 | £28,366 | £7,026 | £21,694 | £0 | £0 | -£353 | -£1,328 |
| Year 3 | £29,217 | £7,236 | £21,694 | £0 | £55 | £232 | -£1,096 |
| Year 4 | £30,094 | £7,453 | £21,694 | £0 | £180 | £766 | -£329 |
| Year 5 | £30,997 | £7,677 | £21,694 | £0 | £309 | £1,317 | £987 |
Disposal gain (gross)-£26,123
CGT£0
Net Disposal proceeds£479,033
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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
Likely approvable67% 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 66% (757 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
Selective scheme — 17 wards (PROPOSED, awaiting Cabinet approval)
Rates as of May 2026
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
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 cohortEN3 6RQ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Queen Mary · 17 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 · 1-bath · 1155 sqft · London ×1.4
£37k–£70k
£ per sqft
building cost only
£32–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£11,550–£20,790
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£16,170–£30,030
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history122d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£207,500 in 2009 → £445,000 asking
+114.5%in 17y
- 2009£207,500—
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 — +£126/mo · £272/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 | 6.19% | -£169 | £179,081 | 0.6% | Low | Feasible |
| Housing-benefit rent | 4.56% | -£760 | £179,081 | -18.7% | Med | Feasible |
| ⭐ Council lease | 6.19% | +£126 | £179,081 | 7.5% | Low | Feasible |
| Refurb & refinance | 6.19% | -£146 | £210,733 | 1.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£194 | £514,558 | 4% | Med | Feasible |
| Rent by the room | 4.85% | -£1,249 | £179,081 | -35.7% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £1,690/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £1,690
- 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
Rent by the room conversion upside
-£647/mo cash flow vs Rent it out if converted to Rent by the room
6.47% Return before costs on price converted vs 6.19% as-is
As-is Rent it out
Monthly profit-£79
Return before costs on price6.19%
Cash needed£123,148
If converted to Rent by the room
Monthly profit-£726
Return before costs on price6.47%
Cash needed£139,148
Δ vs Rent it out Monthly profit-£647
Show conversion detail
Conversion cost estimate
£67,200
Range: £58,800 – £78,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
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.
£68,460–£127,635full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£5,775–£10,395
- Replumb£4,620–£9,240
- Windows£12,705–£23,100
- Paint + decor£11,550–£20,790
- Flooring£16,170–£30,030
Comparables
sold within 0.5 miWide · CV 21.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodFern House SchoolNot applicable · Academy special sponsor led · EN3 6NY
- GoodChesterfield Primary SchoolPrimary · Academy converter · EN3 6BG
- GoodKeys Meadow Primary SchoolPrimary · Academy converter · EN3 6FB
- GoodPrince of Wales Primary SchoolPrimary · Community school · EN3 6HG
- Not ratedFreezywater St George's CofE VA Primary SchoolPrimary · Voluntary aided school · EN3 6NR
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£27,540
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,034
Exit costs
Projected sale price (5y · 2%/yr growth)£491,316
Capital gain (pre-CGT)£46,316
Sale costs (~2.5%)£12,283
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£987
Rates as of Oct 2024
Acquisition costs
£179,081cash neededPurchase price£445,000
Deposit (25%)£111,250
Stamp duty+5% additional-property surcharge£34,500
Refurb£23,506
Legal + survey£2,150
Mortgage fees£7,675
Total cash neededdeposit + costs (loan covers the rest)£179,081
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
CURRENTLY TENANTED EQUITY ESTATE AGENTS are pleased to offer this CHAIN-FREE Three Bedroom TERRACED Family Home located in a Quiet-Residential Road in Freezywater. The property is within easy reach of ENFIELD LOCK and TURKEY STREET Train Stations with good links into London. Extra benefits which include walking distance to Waltham Cross Shopping Centre, Bus Routes and Local shops and Amenities.
Benefits include an Entrance Hallway, a 16ft Lounge, a 9ft Reception Room, a 15ft…
Floor plans
Nearby active comparables7 rentals
Comparable rentals
EN3 · same beds + typeMedian nearby: £2,300/mo · 2 of 7 already let+£5 vs our est
- Kingsway, Enfield, Middx EN33b£2,300/moMay 2026
- Alma Road, Enfield, EN3Let3b£2,600/moMay 2026
- Catisfield Road, Enfield, Greater Lon…3b£2,300/moMay 2026
- Cunningham Avenue, Enfield, Greater L…3b£2,400/moMay 2026
- Nursery Close, Enfield, EN3Let3b£2,200/moMay 2026
- Bradley Road, Enfield, EN33b£3,250/moMay 2026
- Holmbridge Gardens, Enfield, EN33b£2,200/moMay 2026
Other deals nearby
EN3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Equity Estate Agents
About this listing
122 days · RightmovePrice history
5-year price trend
Monthly profit
−£169
Cash needed
£179K
Return after costs
-1.14%
IRR
-1.39%
Listed 122d ago
Balmoral Road, Enfield, EN3
terraced · 3 bed · 1 bath
£445,000
est £2,295 · 6.19% gross
Chain free
1 / 15
26/100
Marginal
6.19% — verify the rent + comps locally.
Chain free
Price
£445K
1% above sold comps
Return before costs
6.19%
est rent £2,295/monot enough comparablesRange £2,165–£2,433/mo (Q1–Q3)
Bedrooms
3
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: £2,165–£2,433/mo · n=42
Financing
DepositYour cash in — the rest is the mortgage25% · £111,250
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 (£17,630–£32,908 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £333,750 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
-£169
after mortgage, operating costs & tax
Rent in£2,295/mo gross
£2,207/mo collected · £88/mo lost to voids
Where it goes
£1,808Mortgage£568Costs
Outgoings exceed rent — you top up £169/mo
Mortgage£1,808
Costs£568
Management£230
Maintenance£50
Insurance£40
CapEx reserve£115
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£23
Tax—
Shortfall−£169
Returns
Return before costs on price6.19%
Cash return on cash-1.14%
Gross margin£1,638
Cash needed£179,081
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.22
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £1,690/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £1,690
- 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 | £27,540 | £6,821 | £21,694 | £0 | £0 | -£975 | -£975 |
| Year 2 | £28,366 | £7,026 | £21,694 | £0 | £0 | -£353 | -£1,328 |
| Year 3 | £29,217 | £7,236 | £21,694 | £0 | £55 | £232 | -£1,096 |
| Year 4 | £30,094 | £7,453 | £21,694 | £0 | £180 | £766 | -£329 |
| Year 5 | £30,997 | £7,677 | £21,694 | £0 | £309 | £1,317 | £987 |
Rent by the room upside
What we verified
6007
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▾
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
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
TenantMonthly profit from day oneIn situ
Comparables
sold within 0.5 miWide · CV 21.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,339
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£987
Acquisition costs
25% deposit£111,250
Stamp duty£34,500
Refurb£23,506
Legal + survey£2,150
Mortgage + broker£7,675
Cash needed£179,081
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
CURRENTLY TENANTED EQUITY ESTATE AGENTS are pleased to offer this CHAIN-FREE Three Bedroom TERRACED Family Home located in a Quiet-Residential Road in Freezywater. The property is within easy reach of ENFIELD LOCK and TURKEY STREET Train Stations with good links into London. Extra benefits which include walking distance to Waltham Cross Shopping Centre, Bus Routes and Local shops and Amenities.
Benefits include an Entrance Hallway, a 16ft Lounge, a 9ft Reception Room, a 15ft…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice