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Year 5 disposal
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85/ 100
Strong
Strong investment fundamentals.
Why it works
- 8.45% return before costs — above-market
- 10.7% Rent by the room return before costs (net 6.00% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- Service charge unknown — could swing £100-300/mo
- 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
+£38/mo
Barely breaks even each month
Price vs market
Above comparable sales
+16% vs 12 sold
Return · IRR
0.6%/yr
Modest annualised return
Cash to get in
£116K
Deposit + fees + refurb
Price £270KReturn before costs on price · Rent by the room 10.73%5-yr return on cash 8%Rent est. £1,902 (£1,804–£2,005)
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: £1,804–£2,005/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 (£17,630–£32,908 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £202,500 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
+£38
after mortgage, operating costs & tax
Rent in£1,902/mo gross
£1,829/mo collected · £73/mo lost to voids
Where it goes
£1,097Mortgage£685Costs
£38/mo left as profit · 2% of rent kept
Mortgage£1,097
Costs£685
Management£190
Maintenance£67
Insurance£28
CapEx reserve£95
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£19
Tax£9
Profit+£38
Returns
Return before costs on price8.45%
Cash return on cash0.39%
Gross margin£1,143
Cash needed£115,581
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.67
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £22,824 | £8,226 | £13,163 | £0 | £273 | £1,163 | £1,163 |
| Year 2 | £23,509 | £8,472 | £13,163 | £0 | £356 | £1,518 | £2,681 |
| Year 3 | £24,214 | £8,727 | £13,163 | £0 | £442 | £1,883 | £4,564 |
| Year 4 | £24,940 | £8,988 | £13,163 | £0 | £530 | £2,260 | £6,823 |
| Year 5 | £25,689 | £9,258 | £13,163 | £0 | £621 | £2,647 | £9,470 |
Disposal gain (gross)-£22,382
CGT£0
Net Disposal proceeds£290,649
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
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
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 cohortEN1 1SG · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 13.6 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
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
Price & sale history82d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£58,000 in 1998 → £270,000 asking
+365.5%in 28y
- 1998£58,000—
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 — +£257/mo · £204/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 | 8.45% | +£38 | £115,581 | 8.2% | Low | Feasible |
| Housing-benefit rent | 7.51% | -£229 | £115,581 | -2.0% | Med | Feasible |
| ⭐ Council lease | 8.45% | +£257 | £115,581 | 17.0% | Low | Feasible |
| Refurb & refinance | 8.45% | +£53 | £138,483 | 7.5% | Med | Feasible |
| Short-stay let / Airbnb | 3.22% | -£1,126 | £115,581 | -58.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £322,433 | 1% | Med | Feasible |
| Rent by the room | 10.73% | -£1,180 | £141,581 | -41.8% | — | Feasible |
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 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
Local lettings demandby strategyLive area data
Short-stay let14% occupancy
£167/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
-£274/mo cash flow vs Rent it out if converted to Rent by the room
10.67% Return before costs on price converted vs 8.45% as-is
Room mix (3 lettable rooms)
1× Double @ £802/mo1× Single @ £614/mo1× En-suite @ £999/mo
≈ £2,415/mo gross room income
As-is Rent it out
Monthly profit+£232
Return before costs on price8.45%
Cash needed£79,398
If converted to Rent by the room
Monthly profit-£42
Return before costs on price10.67%
Cash needed£95,398
Δ vs Rent it out Monthly profit-£274
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
Based on 1423 HMO comps within 1.7 km
Comparables
sold within 0.5 miWide · CV 29.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedBush Hill Park Primary SchoolPrimary · Community school · EN1 1DS
- Not ratedGeorge Spicer Primary SchoolPrimary · Community school · EN1 1YF
- Not ratedKingsmead SchoolSecondary · Academy converter · EN1 1YQ
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£22,824
Section 24 credit£0
Annual tax due£273
Post-tax Monthly profit annual£285
Exit costs
Projected sale price (5y · 2%/yr growth)£298,102
Capital gain (pre-CGT)£28,102
Sale costs (~2.5%)£7,453
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£9,470
Rates as of Oct 2024
Acquisition costs
£115,581cash neededPurchase price£270,000
Deposit (25%)£67,500
Stamp duty+5% additional-property surcharge£17,000
Refurb£23,506
Legal + survey£2,525
Mortgage fees£5,050
Total cash neededdeposit + costs (loan covers the rest)£115,581
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Being Sold via Secure Sale online bidding. Terms & Conditions apply. Starting Bid £270,000.Paul Simon Estate Agents are pleased to offer this charming THREE bedroom first-floor apartment situated by the A10 for quick access to the M25. The property offers a blend of comfort and style and approximately 690 sq. ft of internal living space. The property comprises three bedrooms, spacious reception, modern kitchen/diner, and family bathroom. Well located for Enfield Town centre,…
Floor plans
Nearby active comparables3 rentals
Comparable rentals
EN1 · same beds + typeMedian nearby: £3,300/mo · 3 of 3 already let+£1,398 vs our est
- Forsyth Place, EnfieldLet3b£1,800/moMay 2026
- Wellington Road, EnfieldLet3b£3,300/moDec 2025
- Wellington Road, Enfield EN1Let3b£3,300/moMay 2026
Other deals nearby
EN1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Paul Simon Estate Agents
About this listing
82 days · RightmovePrice history
5-year price trend
Monthly profit
+£38
Cash needed
£116K
Return after costs
0.39%
IRR
0.58%
Listed 82d ago
Great Cambridge Road, Enfield
flat · 3 bed · 1 bath
£270,000
est £1,902 · 8.45% gross
Chain free
1 / 11
85/100
Strong
Real 10.73% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.45% Return before costs — above-market
10.7% Rent by the room Return before costs — conversion play
Chain free
Price
£270K
16% above sold comps
Return before costs (best)
10.73%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £1,804–£2,005/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 (£17,630–£32,908 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £202,500 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
+£38
after mortgage, operating costs & tax
Rent in£1,902/mo gross
£1,829/mo collected · £73/mo lost to voids
Where it goes
£1,097Mortgage£685Costs
£38/mo left as profit · 2% of rent kept
Mortgage£1,097
Costs£685
Management£190
Maintenance£67
Insurance£28
CapEx reserve£95
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£19
Tax£9
Profit+£38
Returns
Return before costs on price8.45%
Cash return on cash0.39%
Gross margin£1,143
Cash needed£115,581
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.67
Rent-covers-mortgage check PASS · stress 6.5% (target 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 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 | £22,824 | £8,226 | £13,163 | £0 | £273 | £1,163 | £1,163 |
| Year 2 | £23,509 | £8,472 | £13,163 | £0 | £356 | £1,518 | £2,681 |
| Year 3 | £24,214 | £8,727 | £13,163 | £0 | £442 | £1,883 | £4,564 |
| Year 4 | £24,940 | £8,988 | £13,163 | £0 | £530 | £2,260 | £6,823 |
| Year 5 | £25,689 | £9,258 | £13,163 | £0 | £621 | £2,647 | £9,470 |
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
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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miWide · CV 29.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,633
Annual rental tax£106
CGT yr 5£0 · company level
5y net total£9,470
Acquisition costs
25% deposit£67,500
Stamp duty£17,000
Refurb£23,506
Legal + survey£2,525
Mortgage + broker£5,050
Cash needed£115,581
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
Being Sold via Secure Sale online bidding. Terms & Conditions apply. Starting Bid £270,000.Paul Simon Estate Agents are pleased to offer this charming THREE bedroom first-floor apartment situated by the A10 for quick access to the M25. The property offers a blend of comfort and style and approximately 690 sq. ft of internal living space. The property comprises three bedrooms, spacious reception, modern kitchen/diner, and family bathroom. Well located for Enfield Town centre,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice