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Year 5 disposal
BMV -16%
⊞ View all 20
20/ 100
Weak
6.19% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -16% vs 12 nearby sold (last 12 mo) — instant equity
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£275/mo — significantly negative — real recurring drain
- -3.2% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£275/mo
You top up £275/mo
Price vs market
Below market value
-16% vs 12 sold · interior unseen
Return · IRR
-3.2%/yr
Loses money over 5 years
Cash left in
£64K
Stays in after refinancing at value
Price £280KCash to buy £106KReturn before costs on price 6.19%5-yr return on cash -9%Rent est. £1,444 (£1,402–£1,487)
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: £1,402–£1,487/mo · n=78
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 (£7,487–£13,975 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £210,000 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
-£275
after mortgage, operating costs & tax
Rent in£1,444/mo gross
£1,388/mo collected · £56/mo lost to voids
Where it goes
£1,138Mortgage£526Costs
Outgoings exceed rent — you top up £275/mo
Mortgage£1,138
Costs£526
Management£144
Maintenance£67
Insurance£28
CapEx reserve£72
Voids + council tax£7
Service charge + ground rent£104
Ltd co. accounts£104
Tax—
Shortfall−£275
Returns
Return before costs on price6.19%
Cash return on cash-3.13%
Gross margin£862
Cash needed£105,707
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 | £17,328 | £6,316 | £13,650 | £0 | £0 | -£2,638 | -£2,638 |
| Year 2 | £17,848 | £6,506 | £13,650 | £0 | £0 | -£2,308 | -£4,946 |
| Year 3 | £18,383 | £6,701 | £13,650 | £0 | £0 | -£1,968 | -£6,914 |
| Year 4 | £18,935 | £6,902 | £13,650 | £0 | £0 | -£1,617 | -£8,531 |
| Year 5 | £19,503 | £7,109 | £13,650 | £0 | £0 | -£1,256 | -£9,787 |
Disposal gain (gross)-£9,093
CGT£0
Net Disposal proceeds£301,414
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortEN5 5DG · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University College London · 14.4 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
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 history60d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£265,000 in 2019 → £280,000 asking
+5.7%in 7y
- 2019£265,000+66.7% in 14y
- 2005£159,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£275/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 6.19% | -£275 | £105,707 | -9.3% | Low | Feasible |
| Housing-benefit rent | 4.92% | -£590 | £105,707 | -26.3% | Med | Feasible |
| Council lease | 4.92% | -£351 | £105,707 | -17.2% | Low | Feasible |
| Refurb & refinance | 6.19% | -£275 | £123,700 | -7.9% | Med | Feasible |
| Short-stay let / Airbnb | 4.55% | -£889 | £105,707 | -49.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£303 | £314,500 | 6% | 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 London · cap £1,147/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £1,147
- Scheme type:
- PSL
- Premium:
- +0% 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 let25% occupancy
£142/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£44/mo cash flow vs Rent it out if converted to Rent by the room
10.29% Return before costs on price converted vs 6.19% as-is
As-is Rent it out
Monthly profit-£125
Return before costs on price6.19%
Cash needed£81,898
If converted to Rent by the room
Monthly profit-£81
Return before costs on price10.29%
Cash needed£97,898
Δ vs Rent it out Monthly profit+£44
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.
Planning approval likelihood
Uncertain · 39% 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 38% (347 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.
Comparables
sold within 0.5 miWide · CV 25.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Article 4 Small Houses in Multiple Occupation (HMO) Area 1
≈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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodQueen Elizabeth's Girls' SchoolSecondary · Academy converter · EN5 5RR
- Not ratedSusi Earnshaw Theatre SchoolNot applicable · Other independent school · EN5 5SJ
- Not ratedThe Windmill SchoolNot applicable · Free schools special · EN5 5TS
- Not ratedCromer Road Primary SchoolPrimary · Community school · EN5 5HT
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£17,328
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,305
Exit costs
Projected sale price (5y · 2%/yr growth)£309,143
Capital gain (pre-CGT)£29,143
Sale costs (~2.5%)£7,729
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-£9,787
Rates as of Oct 2024
Acquisition costs
£105,707cash neededPurchase price£280,000
Deposit (25%)£70,000
Stamp duty+5% additional-property surcharge£18,000
Refurb£9,982
Legal + survey£2,525
Mortgage fees£5,200
Total cash neededdeposit + costs (loan covers the rest)£105,707
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This well-presented, chain-free first floor one double bedroom apartment is situated within a purpose-built development located conveniently close to both New Barnet mainline Station and High Barnet Underground Station. The accommodation comprises a double bedroom, reception room, fitted kitchen and a modern bathroom/WC. Externally there are well maintained communal gardens, allocated parking and visitors parking. Internal viewing is highly recommended to appreciate this larg…
Floor plans
Nearby active comparables10 rentals · 1 deal
Comparable rentals
EN5 · same beds + typeMedian nearby: £1,425/mo · 9 of 10 already let-£19 vs our est
- Great North Road, New Barnet EN5Let1b£1,350/moMay 2026
- Endeavour House, 1 Lyonsdown Road, Ne…Let1b£1,400/moMay 2026
- Endeavour House, 1 Lyonsdown Road, Ne…Let1b£1,400/moMay 2026
- Station Road, New BarnetLet1b£1,600/moMay 2026
- Leinster Mews, BarnetLet1b£1,500/moMay 2026
- Station Road, High Barnet, Barnet, EN5Let1b£1,499/moMay 2026
- Bells Hill, Barnet EN5Let1b£1,400/moMay 2026
- Dollis Valley Drive, Ridge, EN5Let1b£1,750/moMay 2026
- Clifford Road, Barnet, North London,…1b£1,300/moMay 2026
- The Avenue, Barnet EN5Let1b£1,450/moMay 2026
Other deals nearby
EN5 · ±25% priceListing metarightmove · Spencer & Sener
About this listing
60 days · RightmovePrice history
5-year price trend
Monthly profit
−£275
Cash needed
£106K
Return after costs
-3.13%
IRR
-3.21%
Listed 60d ago
Leicester Road, Gainsborough Court Leicester Road, EN5
flat · 1 bed · 1 bath
£280,000
est £1,444 · 6.19% gross
Chain freeEPC C
Priced below market
1 / 20
20/100
Marginal
6.19% — verify the rent + comps locally.
Priced below market -16% vs 12 nearby sold (last 12 mo)
Chain free
Price
£280K
16% below sold comps
Return before costs
6.19%
est rent £1,444/mo78 comps within 1.5 kmRange £1,402–£1,487/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
C
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: £1,402–£1,487/mo · n=78
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 (£7,487–£13,975 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £210,000 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
-£275
after mortgage, operating costs & tax
Rent in£1,444/mo gross
£1,388/mo collected · £56/mo lost to voids
Where it goes
£1,138Mortgage£526Costs
Outgoings exceed rent — you top up £275/mo
Mortgage£1,138
Costs£526
Management£144
Maintenance£67
Insurance£28
CapEx reserve£72
Voids + council tax£7
Service charge + ground rent£104
Ltd co. accounts£104
Tax—
Shortfall−£275
Returns
Return before costs on price6.19%
Cash return on cash-3.13%
Gross margin£862
Cash needed£105,707
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 London · cap £1,147/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £1,147
- Scheme type:
- PSL
- Premium:
- +0% 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 | £17,328 | £6,316 | £13,650 | £0 | £0 | -£2,638 | -£2,638 |
| Year 2 | £17,848 | £6,506 | £13,650 | £0 | £0 | -£2,308 | -£4,946 |
| Year 3 | £18,383 | £6,701 | £13,650 | £0 | £0 | -£1,968 | -£6,914 |
| Year 4 | £18,935 | £6,902 | £13,650 | £0 | £0 | -£1,617 | -£8,531 |
| Year 5 | £19,503 | £7,109 | £13,650 | £0 | £0 | -£1,256 | -£9,787 |
Rent by the room upside
What we verified
4306
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▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£950/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 25.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,730
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£9,787
Acquisition costs
25% deposit£70,000
Stamp duty£18,000
Refurb£9,982
Legal + survey£2,525
Mortgage + broker£5,200
Cash needed£105,707
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
This well-presented, chain-free first floor one double bedroom apartment is situated within a purpose-built development located conveniently close to both New Barnet mainline Station and High Barnet Underground Station. The accommodation comprises a double bedroom, reception room, fitted kitchen and a modern bathroom/WC. Externally there are well maintained communal gardens, allocated parking and visitors parking. Internal viewing is highly recommended to appreciate this larg…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice