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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 −£35,048/mo — heavily negative — needs monthly capital injection
- -18.9% 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
−£35K/mo
You top up £35K/mo
Price vs market
Above comparable sales
+1522% vs 12 sold
Return · IRR
-18.9%/yr
Loses money over 5 years
Cash to get in
£3.44M
Deposit + fees + refurb
Price £7.95M5-yr return on cash -61%
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% · £1,987,500
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 (£44,755–£83,542 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £5,962,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£35,048
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£32,297Mortgage
Outgoings exceed rent — you top up £35,048/mo
Mortgage£32,297
Costs£2,751
Maintenance£67
Insurance£40
Voids + council tax£15
Service charge + ground rent£2,525
Ltd co. accounts£104
Tax—
Shortfall−£35,048
Returns
Return before costs on price0.00%
Cash return on cash-12.24%
Gross margin-£2,751
Cash needed£3,436,898
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 | £33,009 | £387,563 | £0 | £0 | -£420,571 | -£420,571 |
| Year 2 | £0 | £33,999 | £387,563 | £0 | £0 | -£421,562 | -£842,133 |
| Year 3 | £0 | £35,019 | £387,563 | £0 | £0 | -£422,582 | -£1,264,715 |
| Year 4 | £0 | £36,070 | £387,563 | £0 | £0 | -£423,632 | -£1,688,347 |
| Year 5 | £0 | £37,152 | £387,563 | £0 | £0 | -£424,714 | -£2,113,062 |
Disposal gain (gross)-£721,142
CGT£0
Net Disposal proceeds£8,558,006
What we verified
What we verified
30093 ok · 0 caution · 0 fail · 9 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
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
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 cohortNW8 7ED · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University College London · 2.4 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 · 3-bath · 2922 sqft · London ×1.4
£87k–£164k
£ per sqft
building cost only
£30–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 3 × bathroom · Full strip + retile£12,600–£25,200
- Paint + decor£29,220–£52,596
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£40,908–£75,972
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history67d on marketno cuts yet
Strategy matrix
Council lease wins — -£8,431/mo · £25,009/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% | -£35,048 | £3,436,898 | -61.5% | Low | Feasible |
| Housing-benefit rent | 0.33% | -£33,440 | £3,436,898 | -58.2% | Med | Feasible |
| ⭐ Council lease | 4.23% | -£8,431 | £3,436,898 | -12.1% | Low | Feasible |
| Refurb & refinance | 0.00% | -£35,048 | £3,858,267 | -54.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£2,736 | £9,303,017 | 3% | Med | Feasible |
| Rent by the room | 0.54% | -£34,007 | £3,436,898 | -58.9% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Inner North London · cap £2,154/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Inner North London
- LHA monthly cap:
- £2,154
- Scheme type:
- leasing
- Premium:
- +1200% 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
0.36% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£31,258
Return before costs on price0.00%
Cash needed£1,999,398
If converted to Rent by the room
Monthly profit-£30,042
Return before costs on price0.36%
Cash needed£2,015,398
Δ vs Rent it out Monthly profit+£1,216
Show conversion detail
Conversion cost estimate
£56,000
Range: £47,600 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£160,608–£297,162full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 3 × bathroom£21,600–£39,600
- Rewire£14,610–£26,298
- Replumb£11,688–£23,376
- Windows£32,142–£58,440
- Paint + decor£29,220–£52,596
- Flooring£40,908–£75,972
Comparables
sold within 0.5 miWide · CV 51.6%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
- GoodSt John's Wood Primary SchoolPrimary · Community school · NW8 7AL
- Not ratedSaint Christina's SchoolNot applicable · Other independent school · NW8 7PY
- Not ratedWoodside SchoolNot applicable · Other independent special school · NW8 7NE
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-£420,572
Exit costs
Projected sale price (5y · 2%/yr growth)£8,777,442
Capital gain (pre-CGT)£827,442
Sale costs (~2.5%)£219,436
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-£2,113,062
Rates as of Oct 2024
Acquisition costs
£3,436,898cash neededPurchase price£7,950,000
Deposit (25%)£1,987,500
Stamp duty+5% additional-property surcharge£1,265,250
Refurb£59,673
Legal + survey£4,225
Mortgage fees£120,250
Total cash neededdeposit + costs (loan covers the rest)£3,436,898
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Positioned within one of St John's Wood's most prestigious residential developments, this exceptional three-bedroom apartment offers approximately 3,000 sq ft of beautifully designed lateral living, all arranged across a single floor. Completed in 2015, the development is widely regarded as one of the finest in NW8, with very few apartments returning to the market. Set within the most sought-after of the three buildings, which together comprise just 32 residences, the apartme…
Floor plans
Listing metarightmove · DDRE.global
About this listing
67 days · RightmovePrice history
5-year price trend
Monthly profit
−£35,048
Cash needed
£3.4M
Return after costs
-12.24%
IRR
-18.88%
Listed 67d ago
St. Edmunds Terrace, London, NW8
flat · 3 bed · 3 bath · 2,922 sqft
£7,950,000
1 / 14
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£35,048/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£8.0M
1522% above sold comps
Return before costs
—
rent unknown
Bedrooms
3
3 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% · £1,987,500
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 (£44,755–£83,542 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £5,962,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£35,048
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£32,297Mortgage
Outgoings exceed rent — you top up £35,048/mo
Mortgage£32,297
Costs£2,751
Maintenance£67
Insurance£40
Voids + council tax£15
Service charge + ground rent£2,525
Ltd co. accounts£104
Tax—
Shortfall−£35,048
Returns
Return before costs on price0.00%
Cash return on cash-12.24%
Gross margin-£2,751
Cash needed£3,436,898
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 North London · cap £2,154/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Inner North London
- LHA monthly cap:
- £2,154
- Scheme type:
- leasing
- Premium:
- +1200% 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 | £33,009 | £387,563 | £0 | £0 | -£420,571 | -£420,571 |
| Year 2 | £0 | £33,999 | £387,563 | £0 | £0 | -£421,562 | -£842,133 |
| Year 3 | £0 | £35,019 | £387,563 | £0 | £0 | -£422,582 | -£1,264,715 |
| Year 4 | £0 | £36,070 | £387,563 | £0 | £0 | -£423,632 | -£1,688,347 |
| Year 5 | £0 | £37,152 | £387,563 | £0 | £0 | -£424,714 | -£2,113,062 |
Rent by the room upside
What we verified
4108
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeUnknown
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£30,000/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 miWide · CV 51.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£77,513
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£2,113,062
Acquisition costs
25% deposit£1,987,500
Stamp duty£1,265,250
Refurb£59,673
Legal + survey£4,225
Mortgage + broker£120,250
Cash needed£3,436,898
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
Positioned within one of St John's Wood's most prestigious residential developments, this exceptional three-bedroom apartment offers approximately 3,000 sq ft of beautifully designed lateral living, all arranged across a single floor. Completed in 2015, the development is widely regarded as one of the finest in NW8, with very few apartments returning to the market. Set within the most sought-after of the three buildings, which together comprise just 32 residences, the apartme…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice