Priced below market -26% vs 12 nearby sold (last 12 mo) — instant equity
Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
EPC D — must hit C by 2030 (~£3,000–£7,000)
Auction lot — bridging-only finance, 28-day completion
Service charge unknown — could swing £100-300/mo
No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£144/mo
Barely breaks even each month
Price vs market
Below market value
-26% vs 12 sold · interior unseen
Return · IRR
1.9%/yr
Modest annualised return
Cash left in
£62K
Stays in after refinancing at value
Price £246KCash to buy £128KReturn before costson price9.47%5-yr return on cash 13%Rent est. £1,942 (£1,764–£2,138)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £1,764–£2,138/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £61,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£33,931–£63,337 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £184,500 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
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
£23,304
£8,282
£11,993
£0
£576
£2,454
£2,454
Year 2
£24,003
£8,530
£11,993
£0
£661
£2,820
£5,273
Year 3
£24,723
£8,786
£11,993
£0
£750
£3,195
£8,468
Year 4
£25,465
£9,050
£11,993
£0
£840
£3,583
£12,051
Year 5
£26,229
£9,321
£11,993
£0
£934
£3,981
£16,032
Year 5 disposal
Disposal gain (gross)-£43,147
CGT£0
Net Disposal proceeds£264,814
What we verified
What we verified
12 total · click to expand
24062 ok · 4 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeaseholdTenure & planningLeasehold
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)
•WATCH: 1 pending HMO application(s) within 100m could raise concentration before completion
•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
1 pending HMO application nearby
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
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.
Total cash neededdeposit + costs (loan covers the rest)£128,151
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
LOT 11 FOR SALE BY ONLINE AUCTION on 17/09/2026 09:30
A three bedroom flat on the ground floor of this purpose built block just to the north of Enfield centre. The property requires some updating and redecoration.
Local Authority London Borough of Enfield
EPC Rating D
Viewings
By prior appointment with the auctioneers
Priced below market -26% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.47% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£246K
26% below sold comps
Return before costs
9.47%
est rent £1,942/monot enough comparablesRange £1,764–£2,138/mo (Q1–Q3)
Bedrooms
3
— bath
Energy rating
D
Energy rating
Deal flags2 issues
Auction
Guide price — assume +20-30% in the room
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £1,764–£2,138/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £61,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£33,931–£63,337 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £184,500 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £1,690/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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
£23,304
£8,282
£11,993
£0
£576
£2,454
£2,454
Year 2
£24,003
£8,530
£11,993
£0
£661
£2,820
£5,273
Year 3
£24,723
£8,786
£11,993
£0
£750
£3,195
£8,468
Year 4
£25,465
£9,050
£11,993
£0
£840
£3,583
£12,051
Year 5
£26,229
£9,321
£11,993
£0
£934
£3,981
£16,032
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
If converted
Gross Rent by the room yield—
What we verified
13 total
3406
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeLeasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile3▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 mi
Wide · CV 14.3%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,399
Annual rental tax£405
CGT yr 5£0 · company level
5y net total£16,032
Acquisition costs
£128K
25% deposit£61,500
Stamp duty£14,720
Refurb£45,241
Legal + survey£2,000
Mortgage + broker£4,690
Cash needed£128,151
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
LOT 11 FOR SALE BY ONLINE AUCTION on 17/09/2026 09:30
A three bedroom flat on the ground floor of this purpose built block just to the north of Enfield centre. The property requires some updating and redecoration.
Local Authority London Borough of Enfield
EPC Rating D
Viewings
By prior appointment with the auctioneers