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Year 5 disposal
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22/ 100
Weak
7.22% Rent by the room return before costs — verify the rent + comps locally.
Why it works
- Long lease (113 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£230/mo — significantly negative — real recurring drain
- -1.9% 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
−£230/mo
You top up £230/mo
Price vs market
Above comparable sales
+16% vs 12 sold
Return · IRR
-1.9%/yr
Loses money over 5 years
Cash to get in
£163K
Deposit + fees + refurb
Price £400KReturn before costs on price · Rent by the room 7.22%5-yr return on cash -2%Rent est. £2,195 (£1,996–£2,414)
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: £1,996–£2,414/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £99,999
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 £299,996.25 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
-£230
after mortgage, operating costs & tax
Rent in£2,195/mo gross
£2,111/mo collected · £84/mo lost to voids
Where it goes
£1,625Mortgage£715Costs
Outgoings exceed rent — you top up £230/mo
Mortgage£1,625
Costs£715
Management£220
Maintenance£67
Insurance£28
CapEx reserve£110
Voids + council tax£7
Service charge + ground rent£158
Ltd co. accounts£104
Selective licensing£22
Tax—
Shortfall−£230
Returns
Return before costs on price6.59%
Cash return on cash-1.69%
Gross margin£1,395
Cash needed£163,030
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.30
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 | £26,340 | £8,585 | £19,500 | £0 | £0 | -£1,745 | -£1,745 |
| Year 2 | £27,130 | £8,843 | £19,500 | £0 | £0 | -£1,212 | -£2,957 |
| Year 3 | £27,944 | £9,108 | £19,500 | £0 | £0 | -£663 | -£3,620 |
| Year 4 | £28,782 | £9,381 | £19,500 | £0 | £0 | -£98 | -£3,719 |
| Year 5 | £29,646 | £9,662 | £19,500 | £0 | £92 | £392 | -£3,327 |
Disposal gain (gross)-£25,440
CGT£0
Net Disposal proceeds£430,586
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
Leasehold113 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
113 yr
Ground rent
Doubling = lender risk
£10/yr
Service charge
Annual running cost
£775/yr
Extracted from listing description · verify with solicitor
Tenure & planning113 yr
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 2EX · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 12.9 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 history63d on marketno cuts yet
Strategy matrix
Council lease wins — +£66/mo · £274/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 | 6.59% | -£230 | £163,030 | -2.0% | Low | Feasible |
| Housing-benefit rent | 5.07% | -£740 | £163,030 | -20.2% | Med | Feasible |
| ⭐ Council lease | 6.59% | +£66 | £163,030 | 5.6% | Low | Feasible |
| Refurb & refinance | 6.59% | -£208 | £192,432 | -1.0% | Med | Feasible |
| Short-stay let / Airbnb | 2.18% | -£1,677 | £163,030 | -61.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£357 | £465,428 | 3% | Med | Feasible |
| Rent by the room | 7.22% | -£1,868 | £189,030 | -53.4% | — | 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
-£563/mo cash flow vs Rent it out if converted to Rent by the room
7.20% Return before costs on price converted vs 6.59% as-is
Room mix (3 lettable rooms)
1× Double @ £814/mo1× Single @ £616/mo1× En-suite @ £976/mo
≈ £2,406/mo gross room income
As-is Rent it out
Monthly profit+£13
Return before costs on price6.59%
Cash needed£111,897
If converted to Rent by the room
Monthly profit-£550
Return before costs on price7.20%
Cash needed£127,897
Δ vs Rent it out Monthly profit-£563
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 2728 HMO comps within 2.0 km
Comparables
sold within 0.5 miWide · CV 32.1%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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- OutstandingRaglan Infant SchoolPrimary · Community school · EN1 2NS
- Not ratedThe Raglan Junior SchoolPrimary · Community school · EN1 2RG
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£26,340
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,758
Exit costs
Projected sale price (5y · 2%/yr growth)£441,627
Capital gain (pre-CGT)£41,632
Sale costs (~2.5%)£11,041
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-£3,327
Rates as of Oct 2024
Acquisition costs
£163,030cash neededPurchase price£399,995
Deposit (25%)£99,999
Stamp duty+5% additional-property surcharge£30,000
Refurb£23,506
Legal + survey£2,525
Mortgage fees£7,000
Total cash neededdeposit + costs (loan covers the rest)£163,030
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Sterling Sales and Lettings is delighted to present this exceptionally spacious and beautifully presented three-bedroom second-floor apartment, perfectly positioned on the EN1 / Winchmore Hill (N21) border.
Located literally moments from the N21 boundary, this modern property combines the vibrant convenience of local high-street amenities and transport links right on your doorstep with the peaceful green surroundings of a well-maintained purpose-built block.
Finished to a c…
Floor plans
Nearby active comparables3 rentals · 5 deals
Comparable rentals
EN1 · same beds + typeMedian nearby: £3,300/mo · 3 of 3 already let+£1,105 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
Listing metarightmove · Sterling Sales & Lettings
About this listing
63 days · RightmovePrice history
5-year price trend
Monthly profit
−£230
Cash needed
£163K
Return after costs
-1.69%
IRR
-1.90%
Listed 63d ago
Village Road, Enfield, EN1
flat · 3 bed · 1 bath
£399,995
est £2,195 · 6.59% gross
Leasehold 113yr
1 / 22
22/100
Marginal
7.22% — verify the rent + comps locally.
6.59% Return before costs — around the area average for this property type.
Monthly profit −£230/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£400K
16% above sold comps
Return before costs (best)
7.22%
Rent by the room
Bedrooms
3
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: £1,996–£2,414/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £99,999
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 £299,996.25 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
-£230
after mortgage, operating costs & tax
Rent in£2,195/mo gross
£2,111/mo collected · £84/mo lost to voids
Where it goes
£1,625Mortgage£715Costs
Outgoings exceed rent — you top up £230/mo
Mortgage£1,625
Costs£715
Management£220
Maintenance£67
Insurance£28
CapEx reserve£110
Voids + council tax£7
Service charge + ground rent£158
Ltd co. accounts£104
Selective licensing£22
Tax—
Shortfall−£230
Returns
Return before costs on price6.59%
Cash return on cash-1.69%
Gross margin£1,395
Cash needed£163,030
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.30
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 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 | £26,340 | £8,585 | £19,500 | £0 | £0 | -£1,745 | -£1,745 |
| Year 2 | £27,130 | £8,843 | £19,500 | £0 | £0 | -£1,212 | -£2,957 |
| Year 3 | £27,944 | £9,108 | £19,500 | £0 | £0 | -£663 | -£3,620 |
| Year 4 | £28,782 | £9,381 | £19,500 | £0 | £0 | -£98 | -£3,719 |
| Year 5 | £29,646 | £9,662 | £19,500 | £0 | £92 | £392 | -£3,327 |
Rent by the room upside
What we verified
7007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining113 yr
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£1,879.3/yr
Ground rentDoubling clauses kill mortgageability£10/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 32.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,900
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,327
Acquisition costs
25% deposit£99,999
Stamp duty£30,000
Refurb£23,506
Legal + survey£2,525
Mortgage + broker£7,000
Cash needed£163,030
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
Sterling Sales and Lettings is delighted to present this exceptionally spacious and beautifully presented three-bedroom second-floor apartment, perfectly positioned on the EN1 / Winchmore Hill (N21) border.
Located literally moments from the N21 boundary, this modern property combines the vibrant convenience of local high-street amenities and transport links right on your doorstep with the peaceful green surroundings of a well-maintained purpose-built block.
Finished to a c…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice