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Year 5 disposal
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0/ 100
Weak
2.82% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 2.82% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£4,475/mo — heavily negative — needs monthly capital injection
- -10.4% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£4K/mo
You top up £4K/mo
Price
£1.95M
No local sold comps to compare
Return · IRR
-10.4%/yr
Loses money over 5 years
Cash to get in
£792K
Deposit + fees + refurb
Return before costs on price 2.82%5-yr return on cash -31%Rent est. £4,589 (£3,792–£5,554)
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: £3,792–£5,554/mo · n=36
Financing
DepositYour cash in — the rest is the mortgage25% · £487,500
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 — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £1,462,500 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£4,475
after mortgage, operating costs & tax
Rent in£4,589/mo gross
£4,413/mo collected · £177/mo lost to voids
Where it goes
£7,922Mortgage
Outgoings exceed rent — you top up £4,475/mo
Mortgage£7,922
Costs£966
Management£459
Maintenance£67
Insurance£40
CapEx reserve£229
Voids + council tax£5
Ltd co. accounts£104
Selective licensing£61
Tax—
Shortfall−£4,475
Returns
Return before costs on price2.82%
Cash return on cash-6.78%
Gross margin£3,447
Cash needed£791,636
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.56
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 | £55,068 | £11,589 | £95,063 | £0 | £0 | -£51,584 | -£51,584 |
| Year 2 | £56,720 | £11,937 | £95,063 | £0 | £0 | -£50,279 | -£101,863 |
| Year 3 | £58,422 | £12,295 | £95,063 | £0 | £0 | -£48,936 | -£150,799 |
| Year 4 | £60,174 | £12,664 | £95,063 | £0 | £0 | -£47,552 | -£198,351 |
| Year 5 | £61,980 | £13,044 | £95,063 | £0 | £0 | -£46,127 | -£244,478 |
Disposal gain (gross)-£124,752
CGT£0
Net Disposal proceeds£2,099,134
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
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Designation 1 + 2 (15 of 18 wards excl. Pimlico South, St James, Vincent Square)
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 cohortW2 5NR · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Imperial College · 2.3 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 · 3-bath · 1124 sqft · London ×1.4
£44k–£85k
£ per sqft
building cost only
£39–£76
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 3 × bathroom · Full strip + retile£12,600–£25,200
- 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 history21d on marketno cuts yet
Strategy matrix
Council lease wins — -£3,834/mo · £580/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 | 2.82% | -£4,475 | £791,636 | -30.9% | Low | Feasible |
| Housing-benefit rent | 1.33% | -£6,550 | £791,636 | -47.7% | Med | Feasible |
| ⭐ Council lease | 2.82% | -£3,834 | £791,636 | -27.1% | Low | Feasible |
| Refurb & refinance | 2.82% | -£4,414 | £899,110 | -26.8% | Med | Feasible |
| Short-stay let / Airbnb | 1.38% | -£7,417 | £791,636 | -55.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£211 | £2,233,860 | 5% | Med | Feasible |
| Rent by the room | 1.67% | -£8,478 | £817,636 | -60.7% | — | Feasible |
Short-let (SA) context346 active short-lets nearby
Short-let market context
- 346 active short-let listings in this postcode
- Superhosts earn +5.3% premium here
Housing-benefit (LHA) scheme detailBRMA Central London · cap £2,154/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central London
- LHA monthly cap:
- £2,154
- Scheme type:
- PSL
- Premium:
- +1500% 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
£299/night ADR
Based on 588 short-let comps nearby
Rent by the room conversion upside
-£2,509/mo cash flow vs Rent it out if converted to Rent by the room
1.48% Return before costs on price converted vs 2.82% as-is
Room mix (3 lettable rooms)
1× Double @ £963/mo1× Single @ £706/mo1× En-suite @ £1,048/mo
≈ £2,717/mo gross room income
As-is Rent it out
Monthly profit-£4,096
Return before costs on price2.82%
Cash needed£499,398
If converted to Rent by the room
Monthly profit-£6,604
Return before costs on price1.48%
Cash needed£515,398
Δ vs Rent it out Monthly profit-£2,509
Show conversion detail
Conversion cost estimate
£56,000
Range: £47,600 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£81,496–£151,524full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 3 × bathroom£21,600–£39,600
- 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 10273 HMO comps within 746 m
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodEdward Wilson Primary SchoolPrimary · Community school · W2 5TL
- GoodWestminster AcademySecondary · Academy sponsor led · W2 5EZ
- Not ratedSt Mary Magdalene & St Stephen's CofE Primary SchoolPrimary · Voluntary aided school · W2 5TF
- Not ratedSt. Mary of the Angels Catholic Primary SchoolPrimary · Voluntary aided school · W2 5PR
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£55,068
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£53,702
Exit costs
Projected sale price (5y · 2%/yr growth)£2,152,958
Capital gain (pre-CGT)£202,958
Sale costs (~2.5%)£53,824
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-£244,478
Rates as of Oct 2024
Acquisition costs
£791,636cash neededPurchase price£1,950,000
Deposit (25%)£487,500
Stamp duty+5% additional-property surcharge£245,250
Refurb£24,936
Legal + survey£3,700
Mortgage fees£30,250
Total cash neededdeposit + costs (loan covers the rest)£791,636
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A beautifully proportioned three-bedroom apartment arranged over the first and second floors of an elegant building in Westbourne Gardens, with a particularly impressive reception room and excellent natural light throughout.
A beautifully proportioned three-bedroom apartment arranged over the first and second floors of an elegant building in Westbourne Gardens, with a particularly impressive reception room and excellent natural light throughout.
The standout feature is the…
Floor plans
Listing metarightmove · OB Private
About this listing
21 days · RightmovePrice history
5-year price trend
Monthly profit
−£4,475
Cash needed
£792K
Return after costs
-6.78%
IRR
-10.39%
Listed 21d ago
Westbourne Gardens, Notting Hill, London, W2
duplex · 3 bed · 3 bath · 1,124 sqft
£1,950,000
est £4,589 · 2.82% gross
1 / 9
0/100
Marginal
2.82% — verify the rent + comps locally.
2.82% Return before costs — around the area average for this property type.
Monthly profit −£4,475/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£1.9M
Return before costs
2.82%
est rent £4,589/monot enough comparablesRange £3,792–£5,554/mo (Q1–Q3)
Bedrooms
3
3 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: £3,792–£5,554/mo · n=36
Financing
DepositYour cash in — the rest is the mortgage25% · £487,500
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 — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £1,462,500 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£4,475
after mortgage, operating costs & tax
Rent in£4,589/mo gross
£4,413/mo collected · £177/mo lost to voids
Where it goes
£7,922Mortgage
Outgoings exceed rent — you top up £4,475/mo
Mortgage£7,922
Costs£966
Management£459
Maintenance£67
Insurance£40
CapEx reserve£229
Voids + council tax£5
Ltd co. accounts£104
Selective licensing£61
Tax—
Shortfall−£4,475
Returns
Return before costs on price2.82%
Cash return on cash-6.78%
Gross margin£3,447
Cash needed£791,636
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.56
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context346 active short-lets nearby
Short-let market context
- 346 active short-let listings in this postcode
- Superhosts earn +5.3% premium here
Housing-benefit (LHA) scheme detailBRMA Central London · cap £2,154/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central London
- LHA monthly cap:
- £2,154
- Scheme type:
- PSL
- Premium:
- +1500% 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 | £55,068 | £11,589 | £95,063 | £0 | £0 | -£51,584 | -£51,584 |
| Year 2 | £56,720 | £11,937 | £95,063 | £0 | £0 | -£50,279 | -£101,863 |
| Year 3 | £58,422 | £12,295 | £95,063 | £0 | £0 | -£48,936 | -£150,799 |
| Year 4 | £60,174 | £12,664 | £95,063 | £0 | £0 | -£47,552 | -£198,351 |
| Year 5 | £61,980 | £13,044 | £95,063 | £0 | £0 | -£46,127 | -£244,478 |
Rent by the room upside
What we verified
5107
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
Service chargeReduces net yield£6,000/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£19,013
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£244,478
Acquisition costs
25% deposit£487,500
Stamp duty£245,250
Refurb£24,936
Legal + survey£3,700
Mortgage + broker£30,250
Cash needed£791,636
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 beautifully proportioned three-bedroom apartment arranged over the first and second floors of an elegant building in Westbourne Gardens, with a particularly impressive reception room and excellent natural light throughout.
A beautifully proportioned three-bedroom apartment arranged over the first and second floors of an elegant building in Westbourne Gardens, with a particularly impressive reception room and excellent natural light throughout.
The standout feature is the…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice