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Year 5 disposal
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0/ 100
Weak
4.84% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£826/mo — heavily negative — needs monthly capital injection
- -4.2% 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
−£826/mo
You top up £826/mo
Price
£760K
No local sold comps to compare
Return · IRR
-4.2%/yr
Loses money over 5 years
Cash to get in
£302K
Deposit + fees + refurb
Return before costs on price 4.84%5-yr return on cash -11%Rent est. £3,063 (£2,864–£3,276)
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: £2,864–£3,276/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £190,000
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 (£22,701–£42,375 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £570,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£826
after mortgage, operating costs & tax
Rent in£3,063/mo gross
£2,945/mo collected · £118/mo lost to voids
Where it goes
£3,088Mortgage£684Costs
Outgoings exceed rent — you top up £826/mo
Mortgage£3,088
Costs£684
Management£306
Maintenance£67
Insurance£40
CapEx reserve£153
Voids + council tax£13
Ltd co. accounts£104
Tax—
Shortfall−£826
Returns
Return before costs on price4.84%
Cash return on cash-3.29%
Gross margin£2,261
Cash needed£301,568
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.95
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 | £36,756 | £8,207 | £37,050 | £0 | £0 | -£8,501 | -£8,501 |
| Year 2 | £37,859 | £8,453 | £37,050 | £0 | £0 | -£7,644 | -£16,145 |
| Year 3 | £38,994 | £8,707 | £37,050 | £0 | £0 | -£6,762 | -£22,908 |
| Year 4 | £40,164 | £8,968 | £37,050 | £0 | £0 | -£5,854 | -£28,761 |
| Year 5 | £41,369 | £9,237 | £37,050 | £0 | £0 | -£4,918 | -£33,679 |
Disposal gain (gross)-£41,044
CGT£0
Net Disposal proceeds£818,124
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
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 cohortIG5 0EG · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Queen Mary · 10.2 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 1-bath · 1365 sqft · London ×1.4
£42k–£79k
£ per sqft
building cost only
£30–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£13,650–£24,570
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£19,110–£35,490
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
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 history18d on marketno cuts yet
Strategy matrix
Council lease wins — -£389/mo · £437/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 | 4.84% | -£826 | £301,568 | -11.2% | Low | Feasible |
| Housing-benefit rent | 2.83% | -£1,973 | £301,568 | -35.0% | Med | Feasible |
| ⭐ Council lease | 4.84% | -£389 | £301,568 | -4.4% | Low | Feasible |
| Refurb & refinance | 4.84% | -£826 | £351,675 | -9.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £871,275 | 5% | Med | Feasible |
| Rent by the room | 3.79% | -£2,297 | £301,568 | -40.7% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,795/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,795
- 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
Rent by the room conversion upside
-£1,270/mo cash flow vs Rent it out if converted to Rent by the room
3.79% Return before costs on price converted vs 4.84% as-is
As-is Rent it out
Monthly profit-£686
Return before costs on price4.84%
Cash needed£201,898
If converted to Rent by the room
Monthly profit-£1,956
Return before costs on price3.79%
Cash needed£217,898
Δ vs Rent it out Monthly profit-£1,270
Show conversion detail
Conversion cost estimate
£42,000
Range: £33,600 – £53,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£77,700–£144,645full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£6,825–£12,285
- Replumb£5,460–£10,920
- Windows£15,015–£27,300
- Paint + decor£13,650–£24,570
- Flooring£19,110–£35,490
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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodParkhill Infants' SchoolPrimary · Community school · IG5 0DB
- Not ratedStradbrokeNot applicable · Other independent special school · IG5 0DL
- Not ratedGilbert Colvin Primary SchoolPrimary · Community school · IG5 0TL
- Not ratedGlade Primary SchoolPrimary · Community school · IG5 0PF
- Not ratedParkhill Junior SchoolPrimary · Community school · IG5 0DB
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£36,756
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£9,915
Exit costs
Projected sale price (5y · 2%/yr growth)£839,101
Capital gain (pre-CGT)£79,101
Sale costs (~2.5%)£20,978
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-£33,679
Rates as of Oct 2024
Acquisition costs
£301,568cash neededPurchase price£760,000
Deposit (25%)£190,000
Stamp duty+5% additional-property surcharge£66,000
Refurb£30,268
Legal + survey£2,900
Mortgage fees£12,400
Total cash neededdeposit + costs (loan covers the rest)£301,568
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A well-presented four-bedroom, double-fronted semi-detached family home situated on the ever-popular Woods Estate in Clayhall. The property briefly comprises a large through lounge, kitchen/diner, additional rear reception room, utility area, ground-floor WC, four first-floor bedrooms and a family bathroom. The property also offers further potential for a loft conversion and additional accommodation, subject to the necessary planning consents. Outside, the property benefits f…
Floor plans
Nearby active comparables2 rentals
Comparable rentals
IG5 · same beds + typeMedian nearby: £3,000/mo · 2 of 2 already let-£63 vs our est
- Clayhall Avenue, IG5Let4b£3,000/moMay 2026
- Clayhall Avenue, IG5Let4b£3,000/moMay 2026
Other deals nearby
IG5 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Express Estate Agency
About this listing
18 days · RightmovePrice history
5-year price trend
Monthly profit
−£826
Cash needed
£302K
Return after costs
-3.29%
IRR
-4.18%
Listed 18d ago
Longwood Gardens, Ilford, IG5
semi-detached · 4 bed · 1 bath
£760,000
est £3,063 · 4.84% gross
Chain free
1 / 19
0/100
Marginal
4.84% — verify the rent + comps locally.
Chain free
Price
£760K
Return before costs
4.84%
est rent £3,063/monot enough comparablesRange £2,864–£3,276/mo (Q1–Q3)
Bedrooms
4
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: £2,864–£3,276/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £190,000
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 (£22,701–£42,375 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £570,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£826
after mortgage, operating costs & tax
Rent in£3,063/mo gross
£2,945/mo collected · £118/mo lost to voids
Where it goes
£3,088Mortgage£684Costs
Outgoings exceed rent — you top up £826/mo
Mortgage£3,088
Costs£684
Management£306
Maintenance£67
Insurance£40
CapEx reserve£153
Voids + council tax£13
Ltd co. accounts£104
Tax—
Shortfall−£826
Returns
Return before costs on price4.84%
Cash return on cash-3.29%
Gross margin£2,261
Cash needed£301,568
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.95
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £1,795/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £1,795
- 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 | £36,756 | £8,207 | £37,050 | £0 | £0 | -£8,501 | -£8,501 |
| Year 2 | £37,859 | £8,453 | £37,050 | £0 | £0 | -£7,644 | -£16,145 |
| Year 3 | £38,994 | £8,707 | £37,050 | £0 | £0 | -£6,762 | -£22,908 |
| Year 4 | £40,164 | £8,968 | £37,050 | £0 | £0 | -£5,854 | -£28,761 |
| Year 5 | £41,369 | £9,237 | £37,050 | £0 | £0 | -£4,918 | -£33,679 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£7,410
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£33,679
Acquisition costs
25% deposit£190,000
Stamp duty£66,000
Refurb£30,268
Legal + survey£2,900
Mortgage + broker£12,400
Cash needed£301,568
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 well-presented four-bedroom, double-fronted semi-detached family home situated on the ever-popular Woods Estate in Clayhall. The property briefly comprises a large through lounge, kitchen/diner, additional rear reception room, utility area, ground-floor WC, four first-floor bedrooms and a family bathroom. The property also offers further potential for a loft conversion and additional accommodation, subject to the necessary planning consents. Outside, the property benefits f…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice