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Year 5 disposal
BMV -39%
⊞ View all 5
53/ 100
Caution
8.57% Guaranteed council rent return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.49% return before costs — above-market
- Priced below market -39% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£64/mo — mildly negative — equity build may cover
- -1.0% 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
−£64/mo
You top up £64/mo
Price vs market
Below market value
-39% vs 12 sold · interior unseen
Return · IRR
-1.0%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £190KCash to buy £66KReturn before costs on price · Guaranteed council rent 8.57%5-yr return on cash 3%Rent est. £1,344 (£1,284–£1,407)
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: £1,284–£1,407/mo · n=73
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £142,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£64
after mortgage, operating costs & tax
Rent in£1,344/mo gross
£1,292/mo collected · £52/mo lost to voids
Where it goes
£772Mortgage£584Costs
Outgoings exceed rent — you top up £64/mo
Mortgage£772
Costs£584
Management£134
Maintenance£67
Insurance£20
CapEx reserve£67
Voids + council tax£6
Service charge + ground rent£173
Ltd co. accounts£104
Selective licensing£13
Tax—
Shortfall−£64
Returns
Return before costs on price8.49%
Cash return on cash-1.16%
Gross margin£708
Cash needed£66,250
Monthly profit paybackn/a (monthly loss)
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 | £16,128 | £7,013 | £9,263 | £0 | £0 | -£147 | -£147 |
| Year 2 | £16,612 | £7,223 | £9,263 | £0 | £24 | £102 | -£45 |
| Year 3 | £17,110 | £7,440 | £9,263 | £0 | £78 | £330 | £285 |
| Year 4 | £17,624 | £7,663 | £9,263 | £0 | £133 | £565 | £850 |
| Year 5 | £18,152 | £7,893 | £9,263 | £0 | £189 | £808 | £1,658 |
Disposal gain (gross)-£369
CGT£0
Net Disposal proceeds£204,531
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Leaseholdmaterial factsListing extract
Service charge
Annual running cost
£1,771/yr
Extracted from listing description · verify with solicitor
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
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 cohortRM11 2SE · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 19.6 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 history75d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£45,000 in 1999 → £190,000 asking
+322.2%in 27y
- 1999£45,000—
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 — +£394/mo · £401/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 | 8.49% | -£64 | £66,250 | 2.5% | Low | Feasible |
| Housing-benefit rent | 6.30% | -£406 | £66,250 | -27.4% | Med | Feasible |
| Council lease | 8.49% | -£7 | £66,250 | 3.0% | Low | Feasible |
| Refurb & refinance | 8.49% | -£51 | £76,590 | 3.1% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 18.00% | +£394 | £66,250 | 41.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£364 | £205,740 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 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:
- other
- Premium:
- +500% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 let25% occupancy
£380/night ADR
Based on 14 short-let comps nearby
Rent by the room conversion upside
+£101/mo cash flow vs Rent it out if converted to Rent by the room
15.16% Return before costs on price converted vs 8.49% as-is
As-is Rent it out
Monthly profit+£118
Return before costs on price8.49%
Cash needed£59,398
If converted to Rent by the room
Monthly profit+£219
Return before costs on price15.16%
Cash needed£75,398
Δ vs Rent it out Monthly profit+£101
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 17.0%Med confidence
Loading 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
- OutstandingArdleigh Green Infant SchoolPrimary · Academy converter · RM11 2SP
- OutstandingArdleigh Green Junior SchoolPrimary · Academy converter · RM11 2SP
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£16,128
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£768
Exit costs
Projected sale price (5y · 2%/yr growth)£209,775
Capital gain (pre-CGT)£19,775
Sale costs (~2.5%)£5,244
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£1,658
Rates as of Oct 2024
Acquisition costs
£66,250cash neededPurchase price£190,000
Deposit (25%)£47,500
Stamp duty+5% additional-property surcharge£10,800
Refurb£2,100
Legal + survey£2,000
Mortgage fees£3,850
Total cash neededdeposit + costs (loan covers the rest)£66,250
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
##Chain Free##
Delaney's are delighted to offer this one bedroom flat situated in a quiet cul-de-sac with residents parking. Located on the ground floor, situated just 0.5 mile walk from Harold Wood Elizabeth Line Station, with easy links into London Liverpool Street Station and close access to the M25, A12 and A127. The property is offered with no onward chain. Lots of built in storage is offered in this bright and sunny property. There is a good size lounge, separate newly…
Floor plans
Listing metarightmove · Delaney's
About this listing
75 days · RightmovePrice history
5-year price trend
Monthly profit
−£64
Cash needed
£66K
Return after costs
-1.16%
IRR
-0.99%
Listed 75d ago
Hamilton Drive, Romford
flat · 1 bed · 1 bath
£190,000
est £1,344 · 8.49% gross
Chain free
Priced below market
1 / 5
53/100
Caution
8.57% Council strategy — market rent unverified, verify locally.
Priced below market -39% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.49% Return before costs — above-market
Chain free
Price
£190K
39% below sold comps
Return before costs (best)
8.57%
Council
Bedrooms
1
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: £1,284–£1,407/mo · n=73
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £142,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£64
after mortgage, operating costs & tax
Rent in£1,344/mo gross
£1,292/mo collected · £52/mo lost to voids
Where it goes
£772Mortgage£584Costs
Outgoings exceed rent — you top up £64/mo
Mortgage£772
Costs£584
Management£134
Maintenance£67
Insurance£20
CapEx reserve£67
Voids + council tax£6
Service charge + ground rent£173
Ltd co. accounts£104
Selective licensing£13
Tax—
Shortfall−£64
Returns
Return before costs on price8.49%
Cash return on cash-1.16%
Gross margin£708
Cash needed£66,250
Monthly profit paybackn/a (monthly loss)
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) context284 active short-lets nearby
Short-let market context
- 284 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:
- other
- Premium:
- +500% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £16,128 | £7,013 | £9,263 | £0 | £0 | -£147 | -£147 |
| Year 2 | £16,612 | £7,223 | £9,263 | £0 | £24 | £102 | -£45 |
| Year 3 | £17,110 | £7,440 | £9,263 | £0 | £78 | £330 | £285 |
| Year 4 | £17,624 | £7,663 | £9,263 | £0 | £133 | £565 | £850 |
| Year 5 | £18,152 | £7,893 | £9,263 | £0 | £189 | £808 | £1,658 |
Rent by the room upside
What we verified
3307
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£1,771.21/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 miWide · CV 17.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,853
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,658
Acquisition costs
25% deposit£47,500
Stamp duty£10,800
Refurb£2,100
Legal + survey£2,000
Mortgage + broker£3,850
Cash needed£66,250
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
##Chain Free##
Delaney's are delighted to offer this one bedroom flat situated in a quiet cul-de-sac with residents parking. Located on the ground floor, situated just 0.5 mile walk from Harold Wood Elizabeth Line Station, with easy links into London Liverpool Street Station and close access to the M25, A12 and A127. The property is offered with no onward chain. Lots of built in storage is offered in this bright and sunny property. There is a good size lounge, separate newly…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice