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Year 5 disposal
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11/ 100
Weak
6.22% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£249/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
−£249/mo
You top up £249/mo
Price
£465K
No local sold comps to compare
Return · IRR
-1.9%/yr
Loses money over 5 years
Cash to get in
£186K
Deposit + fees + refurb
Return before costs on price · Rent by the room 6.22%5-yr return on cash -2%Rent est. £2,361 (£2,088–£2,670)
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: £2,088–£2,670/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £116,249
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 (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £348,746.25 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£249
after mortgage, operating costs & tax
Rent in£2,361/mo gross
£2,270/mo collected · £91/mo lost to voids
Where it goes
£1,889Mortgage£630Costs
Outgoings exceed rent — you top up £249/mo
Mortgage£1,889
Costs£630
Management£236
Maintenance£100
Insurance£40
CapEx reserve£118
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£24
Tax—
Shortfall−£249
Returns
Return before costs on price6.09%
Cash return on cash-1.60%
Gross margin£1,640
Cash needed£186,380
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.20
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 | £28,332 | £7,562 | £22,669 | £0 | £0 | -£1,899 | -£1,899 |
| Year 2 | £29,182 | £7,789 | £22,669 | £0 | £0 | -£1,276 | -£3,175 |
| Year 3 | £30,057 | £8,023 | £22,669 | £0 | £0 | -£634 | -£3,808 |
| Year 4 | £30,959 | £8,264 | £22,669 | £0 | £5 | £22 | -£3,786 |
| Year 5 | £31,888 | £8,511 | £22,669 | £0 | £135 | £573 | -£3,213 |
Disposal gain (gross)-£26,594
CGT£0
Net Disposal proceeds£500,557
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
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
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 profileFamily let
Tenant profilelikely cohortEN1 3EJ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Queen Mary · 14.7 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history44d on marketno cuts yet
Strategy matrix
Council lease wins — +£69/mo · £295/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 | 6.09% | -£249 | £186,380 | -1.7% | Low | Feasible |
| Housing-benefit rent | 4.36% | -£893 | £186,380 | -22.3% | Med | Feasible |
| ⭐ Council lease | 6.09% | +£69 | £186,380 | 5.4% | Low | Feasible |
| Refurb & refinance | 6.09% | -£225 | £219,032 | -0.8% | Med | Feasible |
| Short-stay let / Airbnb | 3.07% | -£1,573 | £186,380 | -49.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £536,553 | 4% | Med | Feasible |
| Rent by the room | 6.22% | -£1,894 | £212,380 | -47.8% | — | Feasible |
Short-let (SA) context291 active short-lets nearby
Short-let market context
- 291 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 let25% occupancy
£159/night ADR
Based on 43 short-let comps nearby
Rent by the room conversion upside
-£700/mo cash flow vs Rent it out if converted to Rent by the room
6.19% Return before costs on price converted vs 6.09% as-is
Room mix (3 lettable rooms)
1× Double @ £808/mo1× Single @ £608/mo1× En-suite @ £996/mo
≈ £2,412/mo gross room income
As-is Rent it out
Monthly profit-£103
Return before costs on price6.09%
Cash needed£128,147
If converted to Rent by the room
Monthly profit-£804
Return before costs on price6.19%
Cash needed£144,147
Δ vs Rent it out Monthly profit-£700
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 951 HMO comps within 3.9 km
Comparables
sold within 0.5 miNo data — insufficient comparablesLow 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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodSuffolks Primary SchoolPrimary · Community school · EN1 3PU
- GoodChace Community SchoolSecondary · Community school · EN1 3HQ
- Not ratedSilverways SchoolNot applicable · Other independent special school · EN1 3EG
- Not ratedSt Andrew's CofE Primary SchoolPrimary · Voluntary aided school · EN1 3UL
- Not ratedBishop Stopford's SchoolSecondary · Voluntary aided school · EN1 3PU
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£28,332
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,988
Exit costs
Projected sale price (5y · 2%/yr growth)£513,392
Capital gain (pre-CGT)£48,397
Sale costs (~2.5%)£12,835
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-£3,213
Rates as of Oct 2024
Acquisition costs
£186,380cash neededPurchase price£464,995
Deposit (25%)£116,249
Stamp duty+5% additional-property surcharge£36,500
Refurb£23,506
Legal + survey£2,150
Mortgage fees£7,975
Total cash neededdeposit + costs (loan covers the rest)£186,380
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
CHAIN FREE THREE-BEDROOM DETACHED HOME - PRIME LOCATION - Quick Sale Required
IC Property are pleased to present this well-positioned, chain-free three-bedroom detached ex-school caretaker's house, ideally located next to Enfield County School for Girls. Offering excellent potential and a highly desirable location, this property is likely to appeal to families, first-time buyers and investors alike.
The property comprises a spacious reception room with dual-aspect windows…
Floor plans
Nearby active comparables5 deals
Comparable rentals
EN1 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · IC Property
About this listing
44 days · RightmovePrice history
5-year price trend
Monthly profit
−£249
Cash needed
£186K
Return after costs
-1.60%
IRR
-1.93%
Listed 44d ago
Church Lane, Enfield
detached · 3 bed · 1 bath
£464,995
est £2,361 · 6.09% gross
Chain free
1 / 29
11/100
Marginal
6.22% Rent by the room strategy — market rent unverified, verify locally.
Chain free
Price
£465K
Return before costs (best)
6.22%
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: £2,088–£2,670/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £116,249
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 (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £348,746.25 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£249
after mortgage, operating costs & tax
Rent in£2,361/mo gross
£2,270/mo collected · £91/mo lost to voids
Where it goes
£1,889Mortgage£630Costs
Outgoings exceed rent — you top up £249/mo
Mortgage£1,889
Costs£630
Management£236
Maintenance£100
Insurance£40
CapEx reserve£118
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£24
Tax—
Shortfall−£249
Returns
Return before costs on price6.09%
Cash return on cash-1.60%
Gross margin£1,640
Cash needed£186,380
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.20
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context291 active short-lets nearby
Short-let market context
- 291 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 | £28,332 | £7,562 | £22,669 | £0 | £0 | -£1,899 | -£1,899 |
| Year 2 | £29,182 | £7,789 | £22,669 | £0 | £0 | -£1,276 | -£3,175 |
| Year 3 | £30,057 | £8,023 | £22,669 | £0 | £0 | -£634 | -£3,808 |
| Year 4 | £30,959 | £8,264 | £22,669 | £0 | £5 | £22 | -£3,786 |
| Year 5 | £31,888 | £8,511 | £22,669 | £0 | £135 | £573 | -£3,213 |
Rent by the room upside
What we verified
4008
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
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 miNo data — insufficient comparablesLow confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,534
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,213
Acquisition costs
25% deposit£116,249
Stamp duty£36,500
Refurb£23,506
Legal + survey£2,150
Mortgage + broker£7,975
Cash needed£186,380
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 THREE-BEDROOM DETACHED HOME - PRIME LOCATION - Quick Sale Required
IC Property are pleased to present this well-positioned, chain-free three-bedroom detached ex-school caretaker's house, ideally located next to Enfield County School for Girls. Offering excellent potential and a highly desirable location, this property is likely to appeal to families, first-time buyers and investors alike.
The property comprises a spacious reception room with dual-aspect windows…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice