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Year 5 disposal
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6/ 100
Weak
6.08% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£345/mo — significantly negative — real recurring drain
- -2.5% 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
−£345/mo
You top up £345/mo
Price vs market
Above comparable sales
+10% vs 12 sold
Return · IRR
-2.5%/yr
Loses money over 5 years
Cash to get in
£193K
Deposit + fees + refurb
Price £480KReturn before costs on price · Rent by the room 6.08%5-yr return on cash -5%Rent est. £2,255 (£2,200–£2,311)
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: £2,200–£2,311/mo · n=46
Financing
DepositYour cash in — the rest is the mortgage25% · £120,000
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 (£18,702–£34,910 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £360,000 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£345
after mortgage, operating costs & tax
Rent in£2,255/mo gross
£2,168/mo collected · £87/mo lost to voids
Where it goes
£1,950Mortgage£563Costs
Outgoings exceed rent — you top up £345/mo
Mortgage£1,950
Costs£563
Management£226
Maintenance£50
Insurance£40
CapEx reserve£113
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£23
Tax—
Shortfall−£345
Returns
Return before costs on price5.64%
Cash return on cash-2.14%
Gross margin£1,605
Cash needed£193,286
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.11
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 | £27,060 | £6,760 | £23,400 | £0 | £0 | -£3,099 | -£3,099 |
| Year 2 | £27,872 | £6,962 | £23,400 | £0 | £0 | -£2,490 | -£5,590 |
| Year 3 | £28,708 | £7,171 | £23,400 | £0 | £0 | -£1,863 | -£7,453 |
| Year 4 | £29,569 | £7,386 | £23,400 | £0 | £0 | -£1,217 | -£8,670 |
| Year 5 | £30,456 | £7,608 | £23,400 | £0 | £0 | -£552 | -£9,222 |
Disposal gain (gross)-£28,376
CGT£0
Net Disposal proceeds£516,710
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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: medium
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~1.0% within 100m (1 known HMOs) — below the 10% 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 licensed-HMO register published by this council — the count below reflects granted planning decisions only and materially understates actual HMO density
Rent by the room concentration nearby
≈1.0% within 100 m vs 10% policy
1 known HMO within 100 m
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 cohortEN3 5QJ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Queen Mary · 15.5 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 · 1124 sqft · London ×1.4
£36k–£68k
£ per sqft
building cost only
£32–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£11,240–£20,232
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£15,736–£29,224
Guide rates · UK May 2026
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 history34d on marketno cuts yet
Strategy matrix
Council lease wins — -£25/mo · £297/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 | 5.64% | -£345 | £193,286 | -4.8% | Low | Feasible |
| Housing-benefit rent | 4.23% | -£904 | £193,286 | -21.8% | Med | Feasible |
| ⭐ Council lease | 5.64% | -£25 | £193,286 | 2.3% | Low | Feasible |
| Refurb & refinance | 5.64% | -£322 | £227,260 | -3.4% | Med | Feasible |
| Short-stay let / Airbnb | 2.98% | -£1,589 | £193,286 | -48.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £555,060 | 4% | Med | Feasible |
| Rent by the room | 6.08% | -£1,900 | £219,286 | -46.3% | — | Feasible |
Short-let (SA) context274 active short-lets nearby
Short-let market context
- 274 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 27 short-let comps nearby
Rent by the room conversion upside
-£614/mo cash flow vs Rent it out if converted to Rent by the room
6.00% Return before costs on price converted vs 5.64% as-is
Room mix (3 lettable rooms)
1× Double @ £792/mo1× Single @ £580/mo1× En-suite @ £1,062/mo
≈ £2,434/mo gross room income
As-is Rent it out
Monthly profit-£248
Return before costs on price5.64%
Cash needed£131,898
If converted to Rent by the room
Monthly profit-£862
Return before costs on price6.00%
Cash needed£147,898
Δ vs Rent it out Monthly profit-£614
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
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~1.0% within 100m (1 known HMOs) — below the 10% threshold
- local council HMO approval rate 66% (757 decisions)
1 known HMO within 100 m · ≈1.0% 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.
£67,096–£125,124full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£5,620–£10,116
- Replumb£4,496–£8,992
- Windows£12,364–£22,480
- Paint + decor£11,240–£20,232
- Flooring£15,736–£29,224
Based on 415 HMO comps within 3.3 km
Comparables
sold within 0.5 miMed · CV 10.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Borough wide
1 known HMO within 100 m · ≈1.0% 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
- GoodArk John Keats AcademyAll-through · Free schools · EN3 5PA
- GoodEnfield Heights AcademyPrimary · Free schools · EN3 5BY
- Not ratedDurants SchoolNot applicable · Community special school · EN3 5BY
- Not ratedSalmons Brook SchoolNot applicable · Free schools special · EN3 5PB
- Not ratedEastfield Primary SchoolPrimary · Academy converter · EN3 5UX
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£27,060
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,140
Exit costs
Projected sale price (5y · 2%/yr growth)£529,959
Capital gain (pre-CGT)£49,959
Sale costs (~2.5%)£13,249
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-£9,222
Rates as of Oct 2024
Acquisition costs
£193,286cash neededPurchase price£480,000
Deposit (25%)£120,000
Stamp duty+5% additional-property surcharge£38,000
Refurb£24,936
Legal + survey£2,150
Mortgage fees£8,200
Total cash neededdeposit + costs (loan covers the rest)£193,286
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A spacious 3 bedroom tunnel-terraced family home, ideally situated in a popular residential location close to a wide range of local amenities, well regarded schools and excellent transport links. The property offers off street parking for up to two cars,generous living accommodation throughout and benefits from a bright and spacious open-plan living room, leading through to an extended kitchen/dining room, creating the perfect space for modern family living and entertaining.…
Floor plans
Nearby active comparables7 rentals
Comparable rentals
EN3 · same beds + typeMedian nearby: £2,300/mo · 2 of 7 already let+£45 vs our est
- Kingsway, Enfield, Middx EN33b£2,300/moMay 2026
- Alma Road, Enfield, EN3Let3b£2,600/moMay 2026
- Catisfield Road, Enfield, Greater Lon…3b£2,300/moMay 2026
- Cunningham Avenue, Enfield, Greater L…3b£2,400/moMay 2026
- Nursery Close, Enfield, EN3Let3b£2,200/moMay 2026
- Bradley Road, Enfield, EN33b£3,250/moMay 2026
- Holmbridge Gardens, Enfield, EN33b£2,200/moMay 2026
Other deals nearby
EN3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Castles Estate Agents
About this listing
34 days · RightmovePrice history
5-year price trend
Monthly profit
−£345
Cash needed
£193K
Return after costs
-2.14%
IRR
-2.53%
Listed 34d ago
Roedean Avenue, Enfield
terraced · 3 bed · 1 bath · 1,124 sqft
£480,000
est £2,255 · 5.64% gross
1 / 29
6/100
Marginal
6.08% Rent by the room strategy — market rent unverified, verify locally.
5.64% Return before costs — around the area average for this property type.
Monthly profit −£345/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£480K
10% above sold comps
Return before costs (best)
6.08%
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: £2,200–£2,311/mo · n=46
Financing
DepositYour cash in — the rest is the mortgage25% · £120,000
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 (£18,702–£34,910 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £360,000 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£345
after mortgage, operating costs & tax
Rent in£2,255/mo gross
£2,168/mo collected · £87/mo lost to voids
Where it goes
£1,950Mortgage£563Costs
Outgoings exceed rent — you top up £345/mo
Mortgage£1,950
Costs£563
Management£226
Maintenance£50
Insurance£40
CapEx reserve£113
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£23
Tax—
Shortfall−£345
Returns
Return before costs on price5.64%
Cash return on cash-2.14%
Gross margin£1,605
Cash needed£193,286
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.11
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context274 active short-lets nearby
Short-let market context
- 274 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 | £27,060 | £6,760 | £23,400 | £0 | £0 | -£3,099 | -£3,099 |
| Year 2 | £27,872 | £6,962 | £23,400 | £0 | £0 | -£2,490 | -£5,590 |
| Year 3 | £28,708 | £7,171 | £23,400 | £0 | £0 | -£1,863 | -£7,453 |
| Year 4 | £29,569 | £7,386 | £23,400 | £0 | £0 | -£1,217 | -£8,670 |
| Year 5 | £30,456 | £7,608 | £23,400 | £0 | £0 | -£552 | -£9,222 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
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 miMed · CV 10.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,680
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£9,222
Acquisition costs
25% deposit£120,000
Stamp duty£38,000
Refurb£24,936
Legal + survey£2,150
Mortgage + broker£8,200
Cash needed£193,286
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
A spacious 3 bedroom tunnel-terraced family home, ideally situated in a popular residential location close to a wide range of local amenities, well regarded schools and excellent transport links. The property offers off street parking for up to two cars,generous living accommodation throughout and benefits from a bright and spacious open-plan living room, leading through to an extended kitchen/dining room, creating the perfect space for modern family living and entertaining.…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice