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Year 5 disposal
⊞ View all 21
9/ 100
Weak
5.87% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (149 yrs) — no short-lease drag
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£410/mo — significantly negative — real recurring drain
- -4.2% 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
−£410/mo
You top up £410/mo
Price vs market
Above comparable sales
+11% vs 12 sold
Return · IRR
-4.2%/yr
Loses money over 5 years
Cash to get in
£124K
Deposit + fees + refurb
Price £315KReturn before costs on price 5.87%5-yr return on cash -14%Rent est. £1,541 (£1,425–£1,666)
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: £1,425–£1,666/mo · n=107
Financing
DepositYour cash in — the rest is the mortgage25% · £78,750
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 (£11,254–£21,007 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £236,250 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
-£410
after mortgage, operating costs & tax
Rent in£1,541/mo gross
£1,482/mo collected · £59/mo lost to voids
Where it goes
£1,280Mortgage£612Costs
Outgoings exceed rent — you top up £410/mo
Mortgage£1,280
Costs£612
Management£154
Maintenance£67
Insurance£28
CapEx reserve£77
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£410
Returns
Return before costs on price5.87%
Cash return on cash-3.98%
Gross margin£870
Cash needed£123,505
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.16
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 | £18,492 | £7,343 | £15,356 | £0 | £0 | -£4,207 | -£4,207 |
| Year 2 | £19,047 | £7,563 | £15,356 | £0 | £0 | -£3,873 | -£8,080 |
| Year 3 | £19,618 | £7,790 | £15,356 | £0 | £0 | -£3,528 | -£11,608 |
| Year 4 | £20,207 | £8,024 | £15,356 | £0 | £0 | -£3,173 | -£14,781 |
| Year 5 | £20,813 | £8,264 | £15,356 | £0 | £0 | -£2,808 | -£17,589 |
Disposal gain (gross)-£14,939
CGT£0
Net Disposal proceeds£339,091
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold149 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
149 yr
Extracted from listing description · verify with solicitor
Tenure & planning149 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 4ES · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University College London · 15.5 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 · 610 sqft · London ×1.4
£23k–£46k
£ per sqft
building cost only
£38–£75
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£6,100–£10,980
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,540–£15,860
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history28d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£328,000 in 2020 → £315,000 asking
-4.0%in 6y
- 2020£328,000+106.9% in 16y
- 2004£158,500+175.7% in 7y
- 1997£57,500—
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 — -£410/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 | 5.87% | -£410 | £123,505 | -14.2% | Low | Feasible |
| Housing-benefit rent | 4.37% | -£803 | £123,505 | -33.0% | Med | Feasible |
| Council lease | 4.37% | -£564 | £123,505 | -25.3% | Low | Feasible |
| Refurb & refinance | 5.87% | -£410 | £145,257 | -12.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £360,032 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
Rent by the room conversion upside
-£35/mo cash flow vs Rent it out if converted to Rent by the room
9.14% Return before costs on price converted vs 5.87% as-is
As-is Rent it out
Monthly profit-£183
Return before costs on price5.87%
Cash needed£90,648
If converted to Rent by the room
Monthly profit-£218
Return before costs on price9.14%
Cash needed£106,648
Δ vs Rent it out Monthly profit-£35
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
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 38% (347 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.
Comparables
sold within 0.5 miWide · CV 37.8%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
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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingQueen Elizabeth's School, BarnetSecondary · Academy converter · EN5 4DQ
- GoodChrist Church Primary SchoolPrimary · Voluntary aided school · EN5 4NS
- Not ratedBarnet and Southgate College16 plus · Further education · EN5 4AZ
- Not ratedFoulds SchoolPrimary · Community school · EN5 4NR
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£18,492
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,918
Exit costs
Projected sale price (5y · 2%/yr growth)£347,785
Capital gain (pre-CGT)£32,785
Sale costs (~2.5%)£8,695
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-£17,589
Rates as of Oct 2024
Acquisition costs
£123,505cash neededPurchase price£315,000
Deposit (25%)£78,750
Stamp duty+5% additional-property surcharge£21,500
Refurb£15,005
Legal + survey£2,525
Mortgage fees£5,725
Total cash neededdeposit + costs (loan covers the rest)£123,505
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A superbly presented and highly individual one bedroom conversion flat, set within an imposing detached building and offering an exceptional standard of modern living. This impressive residence is thoughtfully designed to maximise both comfort and style, boasting a spacious double bedroom that provides a peaceful retreat, complemented by a contemporary bathroom/WC finished to a high specification. The generous reception room/dining room is flooded with natural light, creating…
Floor plans
Nearby active comparables10 rentals · 1 deal
Comparable rentals
EN5 · same beds + typeMedian nearby: £1,425/mo · 9 of 10 already let-£116 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
28 days · RightmovePrice history
5-year price trend
Monthly profit
−£410
Cash needed
£124K
Return after costs
-3.98%
IRR
-4.21%
Listed 28d ago
The Avenue, Penray The Avenue, EN5
flat · 1 bed · 1 bath · 610 sqft
£315,000
est £1,541 · 5.87% gross
Leasehold 149yrEPC D
1 / 21
9/100
Marginal
5.87% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£315K
11% above sold comps
Return before costs
5.87%
est rent £1,541/monot enough comparablesRange £1,425–£1,666/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,425–£1,666/mo · n=107
Financing
DepositYour cash in — the rest is the mortgage25% · £78,750
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 (£11,254–£21,007 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £236,250 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
-£410
after mortgage, operating costs & tax
Rent in£1,541/mo gross
£1,482/mo collected · £59/mo lost to voids
Where it goes
£1,280Mortgage£612Costs
Outgoings exceed rent — you top up £410/mo
Mortgage£1,280
Costs£612
Management£154
Maintenance£67
Insurance£28
CapEx reserve£77
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£410
Returns
Return before costs on price5.87%
Cash return on cash-3.98%
Gross margin£870
Cash needed£123,505
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.16
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
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 | £18,492 | £7,343 | £15,356 | £0 | £0 | -£4,207 | -£4,207 |
| Year 2 | £19,047 | £7,563 | £15,356 | £0 | £0 | -£3,873 | -£8,080 |
| Year 3 | £19,618 | £7,790 | £15,356 | £0 | £0 | -£3,528 | -£11,608 |
| Year 4 | £20,207 | £8,024 | £15,356 | £0 | £0 | -£3,173 | -£14,781 |
| Year 5 | £20,813 | £8,264 | £15,356 | £0 | £0 | -£2,808 | -£17,589 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining149 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
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
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 37.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,071
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£17,589
Acquisition costs
25% deposit£78,750
Stamp duty£21,500
Refurb£15,005
Legal + survey£2,525
Mortgage + broker£5,725
Cash needed£123,505
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 superbly presented and highly individual one bedroom conversion flat, set within an imposing detached building and offering an exceptional standard of modern living. This impressive residence is thoughtfully designed to maximise both comfort and style, boasting a spacious double bedroom that provides a peaceful retreat, complemented by a contemporary bathroom/WC finished to a high specification. The generous reception room/dining room is flooded with natural light, creating…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice