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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 −£14,621/mo — heavily negative — needs monthly capital injection
- -18.2% 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.
- 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
−£15K/mo
You top up £15K/mo
Price
£3.25M
No local sold comps to compare
Return · IRR
-18.2%/yr
Loses money over 5 years
Cash to get in
£1.39M
Deposit + fees + refurb
5-yr return on cash -63%
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% · £812,500
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 (£44,697–£83,434 range), VAT-inclusive
Legal + survey (£)
Leasehold house — £3,000 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £2,437,500 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£14,621
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£13,203Mortgage
Outgoings exceed rent — you top up £14,621/mo
Mortgage£13,203
Costs£1,418
Maintenance£67
Insurance£40
Voids + council tax£15
Service charge + ground rent£1,192
Ltd co. accounts£104
Tax—
Shortfall−£14,621
Returns
Return before costs on price0.00%
Cash return on cash-12.60%
Gross margin-£1,418
Cash needed£1,392,396
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 | £17,013 | £158,438 | £0 | £0 | -£175,450 | -£175,450 |
| Year 2 | £0 | £17,523 | £158,438 | £0 | £0 | -£175,961 | -£351,411 |
| Year 3 | £0 | £18,049 | £158,438 | £0 | £0 | -£176,487 | -£527,898 |
| Year 4 | £0 | £18,591 | £158,438 | £0 | £0 | -£177,028 | -£704,926 |
| Year 5 | £0 | £19,148 | £158,438 | £0 | £0 | -£177,586 | -£882,512 |
Disposal gain (gross)-£281,590
CGT£0
Net Disposal proceeds£3,498,556
What we verified
What we verified
32073 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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 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
Critical
Floor
EWS1 typically required above 18m
Floor 9
Lender impact
9th floor — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 cohortE14 8NQ · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 2.7 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
3-bed · 2-bath · 2918 sqft · London ×1.4
£83k–£156k
£ per sqft
building cost only
£28–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£29,180–£52,524
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£40,852–£75,868
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 history99d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£3,000,000 in 2007 → £3,250,000 asking
+8.3%in 19y
- 2007£3,000,000+500.0% in 6y
- 2001£500,000—
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 — +£13,641/mo · £26,655/mo ahead of Housing-benefit rent
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£14,621 | £1,392,396 | -63.4% | Low | Feasible |
| Housing-benefit rent | 0.80% | -£13,013 | £1,392,396 | -55.3% | Med | Feasible |
| ⭐ Council lease | 12.73% | +£13,641 | £1,392,396 | 64.9% | Low | Feasible |
| Refurb & refinance | 0.00% | -£14,621 | £1,578,734 | -55.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£1,403 | £3,803,984 | 3% | Med | Feasible |
| Rent by the room | 1.11% | -£13,387 | £1,392,396 | -56.6% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Inner East London · cap £2,154/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Inner East London
- LHA monthly cap:
- £2,154
- Scheme type:
- PSL
- Premium:
- +1500% 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
+£1,216/mo cash flow vs Rent it out if converted to Rent by the room
0.89% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£12,898
Return before costs on price0.00%
Cash needed£824,398
If converted to Rent by the room
Monthly profit-£11,683
Return before costs on price0.89%
Cash needed£840,398
Δ vs Rent it out Monthly profit+£1,216
Show conversion detail
Conversion cost estimate
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£153,232–£283,638full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£14,590–£26,262
- Replumb£11,672–£23,344
- Windows£32,098–£58,360
- Paint + decor£29,180–£52,524
- Flooring£40,852–£75,868
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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodSeven Mills Primary SchoolPrimary · Community school · E14 8LY
- Not ratedCyril Jackson Primary SchoolPrimary · Academy converter · E14 8AQ
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-£175,451
Exit costs
Projected sale price (5y · 2%/yr growth)£3,588,263
Capital gain (pre-CGT)£338,263
Sale costs (~2.5%)£89,707
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-£882,512
Rates as of Oct 2024
Acquisition costs
£1,392,396cash neededPurchase price£3,250,000
Deposit (25%)£812,500
Stamp duty+5% additional-property surcharge£466,250
Refurb£59,596
Legal + survey£4,300
Mortgage fees£49,750
Total cash neededdeposit + costs (loan covers the rest)£1,392,396
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Set across the 9th and 10th floors, this exceptional penthouse offers nearly 3,000 sq ft of lateral living, paired with an impressive 3,700 sq ft private roof terrace, one of the largest in Canary Wharf, with uninterrupted west-facing views across the River Thames and The City.
Accessed via private key-operated lift, the 9th floor flows effortlessly between rooms, with natural light and direct river views throughout. The main reception features a signature rounded bay with f…
Floor plans
Listing metarightmove · DDRE.global
About this listing
99 days · RightmovePrice history
5-year price trend
Monthly profit
−£14,621
Cash needed
£1.4M
Return after costs
-12.60%
IRR
-18.18%
Listed 99d ago
Canary Wharf, London, E14
penthouse · 3 bed · 2 bath · 2,918 sqft
£3,250,000
Chain free
1 / 21
0/100
Marginal
No rent data — verify locally before offering.
Chain free
Price
£3.3M
Return before costs
—
rent unknown
Bedrooms
3
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £812,500
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 (£44,697–£83,434 range), VAT-inclusive
Legal + survey (£)
Leasehold house — £3,000 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £2,437,500 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£14,621
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£13,203Mortgage
Outgoings exceed rent — you top up £14,621/mo
Mortgage£13,203
Costs£1,418
Maintenance£67
Insurance£40
Voids + council tax£15
Service charge + ground rent£1,192
Ltd co. accounts£104
Tax—
Shortfall−£14,621
Returns
Return before costs on price0.00%
Cash return on cash-12.60%
Gross margin-£1,418
Cash needed£1,392,396
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 Inner East London · cap £2,154/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Inner East London
- LHA monthly cap:
- £2,154
- Scheme type:
- PSL
- Premium:
- +1500% 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 | £0 | £17,013 | £158,438 | £0 | £0 | -£175,450 | -£175,450 |
| Year 2 | £0 | £17,523 | £158,438 | £0 | £0 | -£175,961 | -£351,411 |
| Year 3 | £0 | £18,049 | £158,438 | £0 | £0 | -£176,487 | -£527,898 |
| Year 4 | £0 | £18,591 | £158,438 | £0 | £0 | -£177,028 | -£704,926 |
| Year 5 | £0 | £19,148 | £158,438 | £0 | £0 | -£177,586 | -£882,512 |
Rent by the room upside
What we verified
4207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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£14,000/yr
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£31,688
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£882,512
Acquisition costs
25% deposit£812,500
Stamp duty£466,250
Refurb£59,596
Legal + survey£4,300
Mortgage + broker£49,750
Cash needed£1,392,396
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
Set across the 9th and 10th floors, this exceptional penthouse offers nearly 3,000 sq ft of lateral living, paired with an impressive 3,700 sq ft private roof terrace, one of the largest in Canary Wharf, with uninterrupted west-facing views across the River Thames and The City.
Accessed via private key-operated lift, the 9th floor flows effortlessly between rooms, with natural light and direct river views throughout. The main reception features a signature rounded bay with f…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice