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Year 5 disposal
⊞ View all 10
85/ 100
Strong
Strong investment fundamentals.
Why it works
- Monthly profit +£466/mo from completion — the no.1 reason to invest
- 10.48% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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
+£466/mo
Pays you every month, net of costs
Price vs market
Above comparable sales
+25% vs 12 sold
Return · IRR
4.8%/yr
Modest annualised return
Cash to get in
£127K
Deposit + fees + refurb
Price £300KReturn before costs on price 10.48%5-yr return on cash 30%Rent est. £2,619 (£2,552–£2,688)
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: £2,552–£2,688/mo · n=36
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£17,630–£32,908 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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
+£466
after mortgage, operating costs & tax
Rent in£2,619/mo gross
£2,518/mo collected · £101/mo lost to voids
Where it goes
£1,219Mortgage£724Costs£466Your profit
£466/mo left as profit · 19% of rent kept
Mortgage£1,219
Costs£724
Management£262
Maintenance£67
Insurance£28
CapEx reserve£131
Voids + council tax£6
Service charge + ground rent£126
Ltd co. accounts£104
Tax£109
Profit+£466
Returns
Return before costs on price10.48%
Cash return on cash4.42%
Gross margin£1,794
Cash needed£126,531
Monthly profit payback22y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.07
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £31,428 | £8,691 | £14,625 | £0 | £1,541 | £6,571 | £6,571 |
| Year 2 | £32,371 | £8,951 | £14,625 | £0 | £1,671 | £7,123 | £13,695 |
| Year 3 | £33,342 | £9,220 | £14,625 | £0 | £1,804 | £7,693 | £21,388 |
| Year 4 | £34,342 | £9,497 | £14,625 | £0 | £1,942 | £8,279 | £29,666 |
| Year 5 | £35,372 | £9,781 | £14,625 | £0 | £2,084 | £8,882 | £38,548 |
Disposal gain (gross)-£23,087
CGT£0
Net Disposal proceeds£322,944
What we verified
What we verified
32073 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
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
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 cohortIG1 2SG · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 8.5 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
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
Price & sale history22d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£147,500 in 2010 → £300,000 asking
+103.4%in 16y
- 2010£147,500+1.7% in 5y
- 2005£145,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£765/mo · £299/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 10.48% | +£466 | £126,531 | 30.5% | Low | Feasible |
| Housing-benefit rent | 5.98% | -£430 | £126,531 | -12.3% | Med | Feasible |
| ⭐ Council lease | 10.48% | +£765 | £126,531 | 41.4% | Low | Feasible |
| Refurb & refinance | 10.48% | +£466 | £150,933 | 25.5% | Med | Feasible |
| Short-stay let / Airbnb | 7.12% | -£567 | £126,531 | -24.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£325 | £355,433 | 2% | Med | Feasible |
| Rent by the room | 9.28% | -£1,411 | £152,531 | -48.4% | — | Feasible |
Short-let (SA) context255 active short-lets nearby
Short-let market context
- 255 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,496/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,496
- Scheme type:
- PSL
- 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
£238/night ADR
Based on 22 short-let comps nearby
Rent by the room conversion upside
-£767/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 10.48% as-is
Room mix (3 lettable rooms)
1× Double @ £772/mo1× Single @ £571/mo1× En-suite @ £975/mo
≈ £2,319/mo gross room income
As-is Rent it out
Monthly profit+£608
Return before costs on price10.48%
Cash needed£86,898
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,898
Δ vs Rent it out Monthly profit-£767
Show conversion detail
Conversion cost estimate
£67,200
Range: £58,800 – £78,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£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 4285 HMO comps within 2.2 km
Comparables
sold within 0.5 miWide · CV 46.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingLoxford SchoolAll-through · Academy converter · IG1 2UT
- GoodWinston Way AcademyPrimary · Academy converter · IG1 2WS
- GoodWoodlands Primary SchoolPrimary · Community school · IG1 2PY
- Not ratedThe Constance Bridgeman CentreNot applicable · Pupil referral unit · IG1 2UT
- Not ratedUphall Primary SchoolPrimary · Community school · IG1 2JD
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£31,428
Section 24 credit£0
Annual tax due£1,541
Post-tax Monthly profit annual£5,363
Exit costs
Projected sale price (5y · 2%/yr growth)£331,224
Capital gain (pre-CGT)£31,224
Sale costs (~2.5%)£8,281
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£38,548
Rates as of Oct 2024
Acquisition costs
£126,531cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£23,506
Legal + survey£2,525
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£126,531
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This flat is a rare find in a sought-after location with 3 bedrooms, combining comfort, convenience, and potential for growth. Whether you are embarking on your journey as a homeowner or looking to invest in a promising property, this flat on Ilford Lane is certainly worth considering. Don't miss the chance to make it your own.
Mount Pleasant is a lively neighbourhood, known for its diverse community and excellent local amenities. Residents will enjoy easy access to shops, r…
Floor plans
Nearby active comparables5 rentals · 5 deals
Comparable rentals
IG1 · same beds + typeMedian nearby: £2,630/mo · 4 of 5 already let+£11 vs our est
- Flat 17, Aquifer House, 10 Mill Road,…Let3b£2,630/moMay 2026
- Flat 191, Aquifer House, 10 Mill Road…Let3b£2,760/moMay 2026
- Flat 69, Aquifer House, 10 Mill Road,…Let3b£2,725/moMay 2026
- Flat 17, Aquifer House, 10 Mill Road,…Let3b£2,630/moMay 2026
- High Road, Ilford3b£2,300/moJun 2025
Listing metarightmove · Kevin & Co
About this listing
22 days · RightmovePrice history
5-year price trend
Monthly profit
+£466
Cash needed
£127K
Return after costs
4.42%
IRR
4.75%
Listed 22d ago
Mount Pleasant, Ilford Lane
flat · 3 bed · 1 bath
£300,000
est £2,619 · 10.48% gross
1 / 10
85/100
Strong
Real 10.48% — fundamentals work.
Monthly profit +£466/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.48% Return before costs — above-market
Price
£300K
25% above sold comps
Return before costs
10.48%
est rent £2,619/mo36 comps within 1 kmRange £2,552–£2,688/mo (Q1–Q3)
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: £2,552–£2,688/mo · n=36
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£17,630–£32,908 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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
+£466
after mortgage, operating costs & tax
Rent in£2,619/mo gross
£2,518/mo collected · £101/mo lost to voids
Where it goes
£1,219Mortgage£724Costs£466Your profit
£466/mo left as profit · 19% of rent kept
Mortgage£1,219
Costs£724
Management£262
Maintenance£67
Insurance£28
CapEx reserve£131
Voids + council tax£6
Service charge + ground rent£126
Ltd co. accounts£104
Tax£109
Profit+£466
Returns
Return before costs on price10.48%
Cash return on cash4.42%
Gross margin£1,794
Cash needed£126,531
Monthly profit payback22y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.07
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context255 active short-lets nearby
Short-let market context
- 255 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,496/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,496
- Scheme type:
- PSL
- 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 | £31,428 | £8,691 | £14,625 | £0 | £1,541 | £6,571 | £6,571 |
| Year 2 | £32,371 | £8,951 | £14,625 | £0 | £1,671 | £7,123 | £13,695 |
| Year 3 | £33,342 | £9,220 | £14,625 | £0 | £1,804 | £7,693 | £21,388 |
| Year 4 | £34,342 | £9,497 | £14,625 | £0 | £1,942 | £8,279 | £29,666 |
| Year 5 | £35,372 | £9,781 | £14,625 | £0 | £2,084 | £8,882 | £38,548 |
Rent by the room upside
What we verified
6107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeLeasehold
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
Service chargeReduces net yield£1,500/yr
Ground rentDoubling clauses kill mortgageability£10/yr
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 miWide · CV 46.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,925
Annual rental tax£1,312
CGT yr 5£0 · company level
5y net total£38,548
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£23,506
Legal + survey£2,525
Mortgage + broker£5,500
Cash needed£126,531
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 flat is a rare find in a sought-after location with 3 bedrooms, combining comfort, convenience, and potential for growth. Whether you are embarking on your journey as a homeowner or looking to invest in a promising property, this flat on Ilford Lane is certainly worth considering. Don't miss the chance to make it your own.
Mount Pleasant is a lively neighbourhood, known for its diverse community and excellent local amenities. Residents will enjoy easy access to shops, r…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice