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Year 5 disposal
BMV -21%
⊞ View all 15
20/ 100
Weak
7.24% Guaranteed council rent return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -21% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£354/mo — significantly negative — real recurring drain
- -5.1% 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
−£354/mo
You top up £354/mo
Price vs market
Below market value
-21% vs 12 sold · interior unseen
Return · IRR
-5.1%/yr
Loses money over 5 years
Cash left in
£38K
Stays in after refinancing at value
Price £250KCash to buy £87KReturn before costs on price · Guaranteed council rent 7.24%5-yr return on cash -18%Rent est. £1,285 (£1,144–£1,443)
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: £1,144–£1,443/mo · n=21
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£1,575–£2,940 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £187,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£354
after mortgage, operating costs & tax
Rent in£1,285/mo gross
£1,236/mo collected · £49/mo lost to voids
Where it goes
£1,016Mortgage£574Costs
Outgoings exceed rent — you top up £354/mo
Mortgage£1,016
Costs£574
Management£129
Maintenance£67
Insurance£28
CapEx reserve£64
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£354
Returns
Return before costs on price6.17%
Cash return on cash-4.89%
Gross margin£662
Cash needed£86,875
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 | £15,420 | £6,888 | £12,188 | £0 | £0 | -£3,655 | -£3,655 |
| Year 2 | £15,883 | £7,095 | £12,188 | £0 | £0 | -£3,400 | -£7,055 |
| Year 3 | £16,359 | £7,307 | £12,188 | £0 | £0 | -£3,136 | -£10,191 |
| Year 4 | £16,850 | £7,527 | £12,188 | £0 | £0 | -£2,864 | -£13,055 |
| Year 5 | £17,355 | £7,753 | £12,188 | £0 | £0 | -£2,585 | -£15,640 |
Disposal gain (gross)-£505
CGT£0
Net Disposal proceeds£269,120
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortIG8 8AR · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 11.6 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 · 735 sqft · London ×1.4
£26k–£51k
£ per sqft
building cost only
£36–£70
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£7,350–£13,230
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,290–£19,110
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 history85d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£278,000 in 2016 → £250,000 asking
-10.1%in 10y
- 2016£278,000+29.3% in 3y
- 2013£215,000+39.6% in 9y
- 2004£154,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£451/mo · £620/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 | 6.17% | -£354 | £86,875 | -18.0% | Low | Feasible |
| Housing-benefit rent | 4.79% | -£653 | £86,875 | -37.9% | Med | Feasible |
| Council lease | 6.17% | -£169 | £86,875 | -8.1% | Low | Feasible |
| Refurb & refinance | 6.17% | -£354 | £100,215 | -15.6% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 16.18% | +£451 | £86,875 | 36.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £270,465 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £997/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £997
- Scheme type:
- PSL
- 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 let9% occupancy
£1,180/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£166/mo cash flow vs Rent it out if converted to Rent by the room
11.52% Return before costs on price converted vs 6.17% as-is
As-is Rent it out
Monthly profit-£137
Return before costs on price6.17%
Cash needed£74,398
If converted to Rent by the room
Monthly profit+£29
Return before costs on price11.52%
Cash needed£90,398
Δ vs Rent it out Monthly profit+£166
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 miWide · CV 30.2%Med confidence
Loading 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
- Not ratedHatton Special SchoolNot applicable · Community special school · IG8 8EU
- Not ratedSt John's RC School (Essex)Not applicable · Non-maintained special school · IG8 8AX
- Not ratedRoding Primary SchoolPrimary · Community school · IG8 8NP
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£15,420
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,249
Exit costs
Projected sale price (5y · 2%/yr growth)£276,020
Capital gain (pre-CGT)£26,020
Sale costs (~2.5%)£6,901
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-£15,640
Rates as of Oct 2024
Acquisition costs
£86,875cash neededPurchase price£250,000
Deposit (25%)£62,500
Stamp duty+5% additional-property surcharge£15,000
Refurb£2,100
Legal + survey£2,525
Mortgage fees£4,750
Total cash neededdeposit + costs (loan covers the rest)£86,875
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Welcome to this beautifully presented one-bedroom ground floor apartment, situated within the charming and highly sought-after Thurlby House and offered to the market with no onward chain.
This Grade II listed building combines elegant period character with modern convenience. A spacious home filled with natural light and boasting impressive high ceilings, creating a wonderful sense of space throughout. Original features blend seamlessly with contemporary finishes, making th…
Floor plans
Nearby active comparables5 rentals
Comparable rentals
IG8 · same beds + typeMedian nearby: £1,600/mo · 3 of 5 already let+£315 vs our est
- Charteris Road, Woodford Green1b£1,600/moMay 2026
- Hampstead Avenue, Woodford Green, IG8Let1b£2,500/moMay 2026
- High Road, Woodford Green, IG81b£1,600/moMay 2026
- Balmoral House, 2 Charteris Road, Woo…Let1b£1,600/moMay 2026
- Claremont, Woodford Green, IG8Let1b£1,450/moMay 2026
Other deals nearby
IG8 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Bowden Bradley
About this listing
85 days · RightmovePrice history
5-year price trend
Monthly profit
−£354
Cash needed
£87K
Return after costs
-4.89%
IRR
-5.06%
Listed 85d ago
Chigwell Road, Thurlby House, IG8
flat · 1 bed · 1 bath
£250,000
est £1,285 · 6.17% gross
EPC DListed building
Priced below market
1 / 15
20/100
Marginal
7.24% Council strategy — market rent unverified, verify locally.
Priced below market -21% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£250K
21% below sold comps
Return before costs (best)
7.24%
Council
Bedrooms
1
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — 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: £1,144–£1,443/mo · n=21
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£1,575–£2,940 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £187,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£354
after mortgage, operating costs & tax
Rent in£1,285/mo gross
£1,236/mo collected · £49/mo lost to voids
Where it goes
£1,016Mortgage£574Costs
Outgoings exceed rent — you top up £354/mo
Mortgage£1,016
Costs£574
Management£129
Maintenance£67
Insurance£28
CapEx reserve£64
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£354
Returns
Return before costs on price6.17%
Cash return on cash-4.89%
Gross margin£662
Cash needed£86,875
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)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £997/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £997
- Scheme type:
- PSL
- 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 | £15,420 | £6,888 | £12,188 | £0 | £0 | -£3,655 | -£3,655 |
| Year 2 | £15,883 | £7,095 | £12,188 | £0 | £0 | -£3,400 | -£7,055 |
| Year 3 | £16,359 | £7,307 | £12,188 | £0 | £0 | -£3,136 | -£10,191 |
| Year 4 | £16,850 | £7,527 | £12,188 | £0 | £0 | -£2,864 | -£13,055 |
| Year 5 | £17,355 | £7,753 | £12,188 | £0 | £0 | -£2,585 | -£15,640 |
Rent by the room upside
What we verified
3315
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaListed
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 30.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,438
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£15,640
Acquisition costs
25% deposit£62,500
Stamp duty£15,000
Refurb£2,100
Legal + survey£2,525
Mortgage + broker£4,750
Cash needed£86,875
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
Welcome to this beautifully presented one-bedroom ground floor apartment, situated within the charming and highly sought-after Thurlby House and offered to the market with no onward chain.
This Grade II listed building combines elegant period character with modern convenience. A spacious home filled with natural light and boasting impressive high ceilings, creating a wonderful sense of space throughout. Original features blend seamlessly with contemporary finishes, making th…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice